That said, Detroit is very much a block-by-block market, so understanding the dynamics of specific areas is critical.For professional investors (and even newer ones), Detroit’s future is bright if you approach it with the right strategy, solid due diligence, and an understanding of the challenges.

Sometimes you need to turn down applicants even though you have not picked someone to sign with yet. 

A HELOC comes with a variable interest rate and all signs are pointing to no further Fed rate cuts in 2025 - and there may even be rate increases.- So, you may want to consider locking in an interest rate via a 2nd mortgage.Do you have reserves for unexpected expenses?

But for years I was just working hard without seeing any benefit and I had to keep going even though there was no light at the end of the tunnel.  

Sellers continue to drive the Valdosta market even during this higher rate environment.

Larger owners tend to analyze market rents monthly or even weekly and manage rents (or incentives) the best way they can.As long as the owner is engaged, the chance of adjusting rents is higher.

@Joel Florek will your bank let you get cash out at closing even if the seller is carrying a note? 

If you use a DSCR loan you could maximize the equity you could take out while still breaking even on the mortgage + taxes + insurance.

In fact, many of our clients will concentrate their cash into one of the purchases and even purchase it with no debt if possible. 

You are correct there certainly are ways for things to be done badly or illegally, but these are BAD MESSY situations before a sub-to deal would even be considered.