Because they can't make a commission on it. Simple Truths.But you can make a ton of money, if you do it correctly.

At a minimum I'd suggest $100,000 cash.

I'm seeing a bit of data from Insurance.com and NerdWallet that suggests Oklahoma has the worst insurance prices in the nation.

If you personally are having trouble making a profitable deal, make a post and ask for suggestions.  

I've seen a few instances on the biggerpockets youtube channel where the comments were suggesting the data used in calculations wasn't accurate.

The rental market is already showing signs of recovery:Spring Is Coming: Historically, the rental market picks up momentum in the spring as tenants prepare to move during warmer months or ahead of the school year.Early 2025 Trends Are Positive: In just the first week of January, we’ve seen a dramatic increase in rental applications, suggesting pent-up demand from renters who delayed their searches in November and December.What Landlords Can Do NowTo make the most of this recovery, consider:Refreshing Your Listings: Update your photos, descriptions, and pricing to ensure your properties stand out.Offering Incentives: Temporary discounts or move-in bonuses can help fill vacancies quickly.Being Patient: The market is already bouncing back, so don’t panic if your property takes a bit longer to lease than usual.What’s been your experience?

A few things I’d suggest as a local investor:Know Your Markets: New England is a mix of urban, suburban, and rural areas with very different dynamics.

The Hilltop Mall (standard shopping mall, Macys, JC Penny, escalators, if you were alive in the 90s you know),  in Richmond CA was purchased in 2021, but the buyers aren't doing any of our brilliant peanut gallery suggestions.

Very good point.In the case of Arizona, I have been unable to locate any state law / code that suggests Arizona may have additional regulations. 

Hey David, ADU's can be really cost effective and great return on your investment.