@Drew D,I believe Anchorage is at the top of a curve right now (at least in the multi market, the only segment I profess to have any expertise in).

If you have a lot of listings I would try it on a segment and evaluate for yourself.

Small towns may rely too much on a single business or market segment.

https://www.har.com/content/newsroom/Houston Real Estate Highlights in March:-Single-family home sales fell 18.3 percent year-over-year, as the market continues its gradual return to normalcy;-Compared to pre-pandemic 2019, single-family home sales rose 13.0 percent;-All but the sub-$100,000 housing segment experienced negative sales; -Days on Market (DOM) for single-family homes rose from 38 to 62 days;-Total property sales fell 20.9 percent with 9,589 units sold;-Total dollar volume dropped 20.2 percent to $3.7 billion;-The single-family median price dropped 3.0 percent to $325,000;-The single-family average price was statistically flat at $408,647; -Single-family home months of inventory registered a 2.7-months supply, up from 1.1 months a year earlier;-Townhome/condominium sales experienced their 10th straight monthly decline, falling 35.3 percent, with the median price up 4.0 percent to $223,500 and the average price up 6.0 percent to $270,294;-Compared to pre-pandemic 2019, townhome and condominium sales were unchanged.

Wholesalers are a significant segment in real estate investing, especially in Philadelphia.

Beaufort is segmented like many other cities where you may get $1800 for a 3/2, hop over a few streets and it be $1400.

The majority of our separate portfolios are in New Britain, CT so we know this segment of the market well.

RECOMMEND you break your SOW into 3 segments:1) Health & Safety + Property Preservation repairs - these should always be done to avoid lawsuits & further property damage- Handrails- Smoke detectors- Water leaks- Etc2) Needed cosmetic repairs that will affect marketability- Ugly paint- Ugly flooring- Out of date kitchens3) Miscellaneous that may or may not affect marketability- New windows (assuming old ones work fine)- Above range microwave- Anything that is slightly damaged, but still functional.

When you buy a property, you are not buying a general property, but a specific property in a particular location that targets a specific tenant pool segment and is subject to specific local rules and regulations.

Also, the only market I know is limited to the segment of properties we’ve targeted for 15+ years in Las Vegas.