Good occupancy and solid CAP rate.

I have some clients who prefer to have a PM for maintenance/contact/rent collection/general management and will place tenants and write leases for themselves in exchange for a reduced rate.  

Yes that’s why I want to hold onto it is obviously because of the rate. 

Of course "hoping" rates will come down is not a sound strategy so finding a way to assume a loan that already took advantage of low rates is a great option.If you were starting over and targeted a large SFH, would you try to maintain the property in a way that would still attract regular homebuyers (not investors) if you needed to sell?

@Tom Rairdon If you’ve owned your short-term rental (STR) for over a year, it likely qualifies for long-term capital gains (LTCG) treatment, taxed at lower rates (0%-20%) compared to your 33% ordinary income bracket.

.- in this higher rate market, i find BRRRRs to be challenging because after a high LTV refinance the units have negative cash flow.  

**Maintenance**: Be prepared for a bit more wear and tear compared to market-rate rentals.

Rent rates have increased so quickly over the last few years.

Our target towns are not in the urban centers but more suburban towns with good schools are moderately priced homes for families.

I am seeing interest rates start in the mid 6% range for foreign nationals here in Florida.