Am I really stuck in applying for these rates until February or March reflect 2020 and 2021? 

He was paying "cash" (25% of revenue) to the neighbor and not reflecting on the Sales data.Both of the above are "okay????"

Banks will rate/term refi to the purchase price without seasoning so you want the purchase price to reflect the rehab amount. 

@Brandon Turner wrote a very poignant article that I think would be a good read for you that you can find HERE.Keep reading and keep posting!

Pricing should reflect all of this and typically does from what I’ve seen. 

I'm not suggesting that you not look into ALF, but recent events has really ripped the roof off (literally) on the business model and difficulty for owners and managers providing for residents AND the resulting law suits that will follow when bad things happen.It would be my guess that business E&O, liability insurance will reflect these newly visible realities.   

This reflects a decrease of 15% over July 2020.There were 1,632 closings for Residential Single Family Attached in July 2021.

Cap Rate has very little to do with Cash-on-Cash Yes I definitely understand that but shouldn't the 2 amounts not be so far apart since the cap rate reflects the market value and 7% is the average market return right now for investments ?

So if you do any repairs on the property, you likely will not get a loan amount that reflects the full ARV.

@Asiah PattonThe metric you are looking for is months of inventory, which reflects how many months it would take to sell all the homes that are currently on the market.