To clarify some of the questions, we did not project a quick sale at a low cap rate with aggressive rent appreciation, nor were our projections based on 2021 occupancy levels.

Good evening,I purchased a townhome in Houston, Texas in August 2020, locked in at a 3% rate with a low 5% down payment on a conventional loan for $284k. 

Financially, that might not make sense since I have a low rate but peace of mind has a value too....

There are some good books that are low cost as well.

7% pref with 70% leverage seems screaming low return for the risk you are taking on.

I have purchased multiple audible books such as Real Estate by the Numbers, Start with Strategy, The Book for Rental Property, The Book on Investing in Real Estate with No (and Low) Money Down, and now I am reading Finding and Funding Great Deals.

If you pay them diret and hint to them the comps you suggest because you're trying to come in lower, then they are more likely to do that.To me, I would just use a couple of low end sold comps and call it a day. 

.- **Inventory**: Inventory is slightly trending upward, but it's still at historically low levels.

This low inventory will continue to pressure up rents.We saw a similar slight slowdown in the sales market.Sales - Months of SupplyIn September, our target property profile has a supply of 1.5 months.

Because of your loan size, I would advise to buy the rate down using up to 2 points as those usually have the quickest ROI for the payment savings and you will not see rates drop low enough probably to do a refinance that makes since as it would take longer to recoup the cost of the refinance.HomeStyle Renovation loan does require all work be done by a GC so you cannot help with the repairs.