Cash-flow is a defensive strategy at best (I don't find it very reliable; unexpected CAPEX, vacancy, etc.). 

Seems like anyone with 3.25% interest should have solid equity in most cases, so I'm surprised you can find people who want to do Subject2 on these, when it seems like they could sell, wipe out the loan and sell with equity.   

Here are a few conversation starters:Unexpected Surprises: What’s the most bizarre thing you’ve found during a renovation?

Budget for Unexpected Costs:Always have a contingency fund for unexpected expenses.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Less Competition - High-interest rates and market uncertainty may deter some flippers, reducing competition for distressed propertiesMarket Demand - In some areas, there remains strong demand for renovated, move-in-ready homes.Price Negotiation - Sellers of distressed properties may be more willing to negotiate in a high-interest rate environment.Cons:High Carrying Costs - High-interest rates increase the cost of borrowing, which raises your holding costs (interest payments, taxes, insurance, utilities).Market Volatility - Real estate markets can be unpredictable, and high-interest rates may lead to slower home sales and declining prices in some areas.Renovation Risks - Unexpected renovation costs and delays are common risks in any market, and high-interest rates exacerbate the financial impact of these issues.Financing Challenges - Securing financing for both the purchase and renovation can be more difficult and expensive in a high-interest rate environment.Mitigation Strategies:Thorough Market ResearchAccurate BudgetingEfficient Project ManagementFlexible FinancingExit StrategyFixing and flipping properties in today's market can still be profitable if approached with caution and thorough preparation.

Surprisingly, it didnt increase this year.

It's always surprising how much people will fight with each other over the weirdest stuff.

I wouldn't be surprised if you PM quickly changed his tune if you mentioned that his non-disclosure is a violation.

You'd be surprised how many people, even though they'll make a bunch of money, won't take action without a little prize like that.