Most markets tend to slow down towards the end of June.

@Denise Evans they are really really slow, they say that it takes them 3-4 months to send a price quote, I have applied for many properties a year ago and haven’t got the quote on yet..And its not the properties got redeemed or purchased by someone else they are still on their list.Maybe they give low preference for out of state investors?

Our current property manager is not cutting the mustard (not enforcing late fees, slow to fill vacancies, etc.) and I would very much like to replace her with someone who will approach our investments with a more business minded attitude. 

Obviously these are very generalized numbers and I feel your pain with L&I, they gotta be getting paid by the hour based on how slow and painful it is to deal with them sometimes.

It's essential to stay adaptable, continuously learn, and improve your underwriting process to avoid surprises and maximize financing opportunities.In summary, evaluating deals requires a deep understanding of underwriting templates and loan types.

I expect the cash flow to be barely negative/breakeven initially, and then sustainably positive by year 3, and then slowing climbing positive from there.

Start small, slow, and smart. 

I assume these production companies have started their own financing companies and have deep pocket investors with them.We are still busy, when other companies are not, but if we were able to do our own long term financing at a lower rate than the banks than we would only be a stronger company.

However, these past few months I’ve had slow showings and 30+ DOM to rent.

This usually happens when deep digging into transaction occurs,  just before the loan closure.