If we build more, dense, "dormitory-style" housing or similar, we can more efficiently house people, bring down costs, and everybody wins. 

I agree with everyone above that there are more efficient ways to turn FF leads into residents.We use Avail.co (not "dot com") to manage our rentals.

You can also split the difference by looking at the historic energy usage for the property and setting that as a utility 'cap.'

I’m looking to connect with those of you who are actively using or interested in the BRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy to scale your rental portfolios.Whether you’re new to BRRR or a seasoned investor, I’m here to discuss best practices, potential local opportunities, and ways we can collaborate to make your investments efficient and profitable.

@Ben CallahanCheck out markets that can fit with your lifestyle, time, and energy.

Those are very very important to run the property cost-efficiently. 

Affordable Entry Prices: Both Oklahoma City (OKC) and Tulsa offer properties well below your $200K-$300K range, making it easier to meet your cash flow goals.Landlord-Friendly Laws: Oklahoma is one of the most landlord-friendly states, which simplifies managing your investment and dealing with tenants.Strong Rental Demand: Both OKC and Tulsa have stable rental demand, especially in areas near colleges, hospitals, and growing suburbs.Job & Population Growth: OKC, in particular, has been experiencing job growth in energy, aerospace, and tech industries, contributing to a growing rental market.

With retirement in five years, your focus should be on balancing cash flow, risk, and tax efficiency.

I won’t try to tell you what to do other than if there’s certain properties that just consume way more energy you might consider 1031ing them into slightly larger properties where you could get better economies of scale for your time and expenses.

I want to work on being able to delegate more efficiently.