Purchase price: $68,000 Cash invested: $70,000 Sale price: $195,000 I purchased a long-term rental property from the MLS that had multiple contractor issues and significant delays.

It is hard to pin down specifically, but that seems to have been a factor in a few of the ARV-Appraisals that I've seen and has impacted the refinancing process.Otherwise, it has been a great market for my clients, great cash flows and repeatability which has really helped as they have scaled.

However, the current market environment with relatively very high interest rates (7.37x increase of the 10-year treasury in 40 months from 2020-2024), and the slow recovery coming out of the Pandemic for the city make this a great opportunity to do just that, with many positive market factors on the horizon.In my opinion, right now is a great time to purchase a value add multifamily asset at an attractive basis, refinance in the coming years as we are now moving into a falling rate environment, receiving your tax-free refinance proceeds from the forced appreciation coming from renovations, the spike in market rent growth, lower vacancy, and compressing cap rates during the stabilization period, The macro factors for the DC Metro and for multifamily overall should contribute to a multifamily asset in the area being a safe and lucrative long-term investment as well.Other Notable Developments in the D.C.

@Mark Toweya couple things - from the seller's perspective, it means the seller doesn't have to wait the full 30 years to get the proceeds, and from the buyer's perspective, hopefully in that 5 years appreciation and maybe some updates have increased the value such that when you refinance you don't have to bring any additional cash.  

Feel free to reach out if you would like to connect, we have several STR in the area.

To move forward, determine whether you prefer local or out-of-state investing, cash flow or appreciation, and self-management or hiring a property manager.Good luck!

Quote from @Ricardo Lemus: For a newer investor, a good investment is a property that pays for all expenses with some cash left over.

-If I can get them out before foreclosure occurs then I can retail home and pocket some cash, which is why I'm interested in delaying.

For example, the estimated cash flow RTR shows is usually higher than what I calculate.How about the initial investment?

My plan for doing that is to acquire 40 properties with partners and pay off 40 of my own properties and have them free and clear.