Since it took that long for the mailer to hit, changing the list, the mailer piece, or the message was an expensive and frankly untenable approach.

I haven't seen them fine anyone yet but now that the "COVID19" is approaching the rearview I would doubt if they started enforcing it.

Occupancy Rate:You're smart to estimate 75% occupancy→that’s a conservative yet realistic approach, especially with the competition in New Orleans.

Incredible find.

This approach provides financial stability and lets you focus on paying off your 4.75% mortgage faster.

In 2024, back-to-school and back-to-college spending has dropped as consumers adopt a more cautious approach following the pandemic surge.

Quote from @Jackson Ebersole: Hi Piper,It's always smart to flip properties in-state, and I'd like to share some updated insights on why this approach is beneficial, especially in the New Jersey area.Lenders typically feel more comfortable with in-state flips because:You can manage the rehab more easilyYou have better knowledge of local real estate trends and valuesYou can respond quickly to issues or make decisions fasterThere's a lower risk of fraud or being taken advantage of by distant partnersI can help you with recommendations for the New Jersey market:North Bergen: Continues to show strong potential, with average profits now around $150,000 per flip and a gross ROI of 85%.Willingboro: While specific flip numbers aren't available, the market remains active with a gross ROI now averaging around 130%.Gloucester City: Still a top performer, with gross ROI hovering around 180-190%, though still on smaller profit margins.Irvington: Home values have continued to rise, with a 20% increase over the past two years.East Orange: Has seen steady growth, with home values up by about 16% since 2022.Paterson: Experienced a 14% increase in home values over the last two years.Additionally, Jersey City and Newark have emerged as promising markets for flips, with strong appreciation rates and growing demand.

I think your approach is probably a good one for the adult child. 

Mitigation Strategy: Hybrid Approach: Balance properties in rent-controlled and non-rent-controlled areas.

Definitely a more niche type of product, but, incredibly useful, especially across the Midwest where many rental properties are less than 100k.