@Julie Marquez  your wa fed loan is a owner build with a roll to perm. ???? 

Most people have been spoon fed a way of thinking. 

Prelim #'s I'm running show cap near 8% - however I'm fudging high on water (irrigation) if we tied into the city water - I'd like to have a well drilled and put in a warm season grass so the mowing season is shorter and it requires less water.Putting in vacancy of 5% though what I've noticed is the new developments stay full - also figuring Cap Ex as well, which honestly if we build right and dont own more than 10 years or so the only thing we should look at having to replace is carpet or a water heater which is minimal unless a hail storm or tornado goes through.  

A rise in the fed funds rate causes a rise in the prime rate as well, which negatively affects the ability of all businesses and consumers to obtain credit at a low rate. 

Yes they mow, but they won't weed eat or spray grass killer along edges, and then they have excuses why the mower is broken and they have to skip a few weeks - it's annoying.  

Some young investors might not even know this but the fed funds rate is normally between 5% and 7% not 0%.  

Nationally Pen Fed is quite unique as they do 2nd position and will lend off tax value.

Barring a major problem, figure 2-3 days to turn the average place around if no problems, a week tops if you're super busy.Obviously, you shouldn't start listing or showing if anything big needs to get done, but once the grass is mowed, snow shoveled, lightbulbs replaced, carpet vacuumed, I'd think you could certainly show it.

I guess inflation is a possibility with the fed funds rate close to 0 and the fed not having many "bullets" left to fight deflation if it occurs, but that's not really something that keeps me up at night.  

If you only need basic info about active listings the MLS is fed to a variety of websites (Realtor.com, Zillow, Trulia) that are free and available to the public.There have been posts on this topic on BP in the past:https://www.biggerpockets.com/blogs/3387/24575-mls...