Waiting for inflation to kick in....

Well, you've beat the official rate of inflation, so that's good.

Also, prices were somewhat artificially inflated and lenders have become more conservative, effectively moving prices back down to a more authentic level. 

@Kat Hussey Take a look at this IRS link : https://www.irs.gov/newsroom/irs-provides-tax-inflation-adjustments-for-tax-year-2020I'm assuming you have other income so use that table to determine your tax bracket after the income from the flip.

In my experience the ARV's are usually inflated and the rehab numbers are usually too low.

Now they have a choice of selling for top dollar and paying capital gains and depreciation recapture taxes only to put the proceeds in a .8% CD or hold as a cash flowing inflation hedge and allow their kids to inherit the property on a stepped up basis.

.- Definitely inflate prices on weekends and slash prices during the week. 

Assuming inflation takes rents up in the area, that should only be an issue for a few years.

Basically it is a balloon that inflates and they inject plastic into the pipe.

Debt is a better hedge against inflation.