Alex, We manage properties in many CT towns and cities but the ones we see doing the best:3+ bedroom rentals (usually SFH's): I like CT places with good school systems as families tend to flock to them and stay longer.

We've ordered thousands of BPOs over the years, and I tend to agree about the overall value accuracy but we're not always looking for value. 

I tend to favor 39212 and 39206 because properties are still relative cheap and the ROI is high.

There are a couple factors with Modular construction, one is geography, some places Mods have the same value as site built, other areas they tend to have less value, I currently own 3 modulars as rentals, and have flipped, as well as Listed a few for banks.

I've noticed in my area that houses that have been converted into 2 units tend to sit on the market for much longer and sell for much less than traditional single family houses with similar sqft and finishes.

The labor market is still tight, profits still good, wages tend to lag behind inflation, but will catch up eventually as they always have since the beginning of the USD.

Median asking prices in 2024 are at $734,950, an increase of about $35,000 from last year.As small multi-family investors in Queens and Nassau get outpriced, they, like traditional homeowners, tend to travel East or North.

They tend to have the cheapest debt but it usually requires you to have a bank account at the bank.

Hey @Henry Lazerow - I would tend to agree that most of the NW side of Chicago 2-4 units don't play out perfectly well for BRRRR deals.I always looked at any potential house hack vs. having to rent - if my overall payments were less than the rent I generally considered that a win.For me...the house hack is just the ticket into the amusement park and then the fun rides come after...getting started can be overwhelming and hard so I can see why people might take a discount.I think one of the keys to strong equity creation is square footage creation which is basically what you outlined with duplexing up or down.

I tend to expense everything that is "necessary and ordinary"If it's an extreme outlier position that most other real estate investors would not deduct - then I opt not to deduct it.