MAYBE HVAC, but that is less clear because the total cost of ownership of a very efficient system might not be that much better than a mid-grade system these days.

Cash flowing at 5% down was possible about 3 years ago—but that ship may have since sailed.Now, you’re left with two options: you can either pony up more cash per deal, or you can potentially look out of state for markets with more favorable rent-to-price ratios.Or…you can wait for rates to decline, but I don’t know how much a 100 or 150 basis point rate cut in the next year will really move the needle.That said, some firms (usually new construction companies, turnkey providers, etc.) will enter into forward commitments with lenders at institutional rates and then pass cost interest rate savings onto end buyers to entice them to purchase a property.

There used to be some landlord seminars for Dallas Housing Authority ever so often, so that might be a good place to ask if they are still doing those.One thing to think about is if Section8 might be subject to the DOGE cuts?

If there is not clear winner, i would go with it was most universal and durable and don't "overspend" in hopes that it will sell quickly. 

Speeding up the pickup and drop is helpful in cutting down on time, however the Architect (and their office) are the ones to make the actual drawing changes.

If you’re okay with moderate negative cash flow as a "forced savings plan," that’s fine, but I’d advise setting clear boundaries on how much loss you’re comfortable with per year.

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

Borrower Types: The Professional - HM Lender will cut sweet-heart deals to keep these borrowers around Experienced real estate investors Regularly engage in property transactions Typically have a track record of successful projects The Newbie - Charge Higher everything as the risk is higher as no experience Novice investors or first-time borrowers Limited experience in real estate Seeking to build their investment portfolio The Deadbeat - Only lend if the deal is so SWEET, they can't lose if they take the property from the Borrower Borrowers with poor credit history or financial difficulties High-risk borrowers May struggle to secure traditional financingThe lender will do an application on the deal/borrower and some standard docs they require are:Hard Money Application / ExperiencePurchase contractARV report – COMPS – See * Redfin*Pictures of Property – most people use Dropbox to shareProof of Funds – Down / Reserves (Bank Statements)Personal identification (ID or passport)But usually if the deal is sweet enough, they will do it anyway because if the deal goes south, there is so much equity/value in the property that the HM lender can't lose.

If the seller owns it free and clear and/or has a lots of equity, see if he will agree to owner finance it to you for smaller down payment.

•Get clear on your end goal ASAP so you align the rehab with it.Ultimately, there’s no universal “right” or “wrong” answer here—it depends on your situation and goals.