The median sale price increased month over month breaking the trend of decreasing median sale price the past two months.The rental market continued to moderate in Q3 2024 thanks in part to the increase in units being built. 1,815 units were completed in the year ending with Q3 2024 with 1,447 expected to be completed in the next four quarters.These new units brought online in the past year increased the overall inventory by 3.4%, however by Q3 2025 we anticipate demand to outpace supply by over 550 units.With this increase in units over the past year we have seen the occupancy rate moderate at 95.8%, down from the high of 98.9% in 2022.

I have vacant properties that have been a struggle to upkeep while they are on the market either to be rented out or sold, whichever comes first.

I was back out the next day putting up sticky notes, and we continue doing that every weekend along with driving for dollars (D4D).Our real goal is to focus on BRRRR (Buy, Rehab, Rent, Refinance, Repeat).

Many REITs continue to make acquisitions on an ongoing basis.

For non-primary residences, they have to follow all of the following rules to receive a permit: - the property must be a minimum of one (1) acre in size (designed as a precaution to disturbances)- The building standards of the underlying zone district must be met - Adequate parking is provided - Defensible Space requirements are met - Valid water and sanitation must be demonstrated - No more than five (5) bedrooms are in the dwelling As time goes on, they continue to become more strict on the rules listed above here, and are actively regulating it.

A business/way of life to continue? 

They'll just let the damage continue and say they never noticed the issue.

My question is what type of lease terms work best to minimize vacancy and minimize the need to continually ask current tenants if they are planning on extending / renewing a lease. 

Hi Ian,I have plenty of investors who flip or rent in Sherman/Denison it is a great spot that will continue to grow as DFW grows north with the likes of Prosper/Celina.

I am learning but am struggling to tie tools, etc, together to understand a deal.