But to your point, a current project I’m about to start, I can tell you I had to push back on ARR as the comps used by lenders were entirely outside of what I’m bringing to market.

(We had already given them a reduction on the sale price under market.) 

I have quite a bit of experience in the Detroit market and even have a few Section 8 tenants myself.

This deal leveraged strategic financing, value-add renovations, and market knowledge to deliver a strong return.

There is a flaw in the business model and thier internal processes need a lot of work.First the good,Yes, I got paid every month.Nomad found me good renters.Next the badDue to needing to make the guaranteed rent they rented my unit below market valueIn communicating with Nomad they were disorganized, often sending conflicting messages and not alignedNomad offered to find me a repair company, that compnany charged $400 for a $25 dollar part and I was stuck with Nomad saying "not their problem" and the vendor saying Nomad was the client not me.Nomad was horrible to my renters as their property management term ended.

Sell our house (~$700k) and invest in 2–3 smaller rental properties in the Houston area, a market we’re familiar with.

We purchased 133.7 acres January 20th of 2024, we then proceeded to subdivide 4 building lots, ( two 10 acre lots,  and two 2 acre lots)  which included costs associated with septic testing,  survey & subdivision, and property maintenence required to market the building lots.

half of my clients in Miami are Foreign Nationals, in todays market ive seen 7-9% depending on some factors but im not a lender, just my experience as a real estate agent

I had planned on buying a new primary residence  that needs a rehab that i can get way under market value.

Market conditions being one of them.