It sounds like we might have different approaches, but both could be successful depending on the goals.Finding deals with positive cash flow, especially for a buy and hold portfolio, can definitely be challenging in a hot market.

@Gladys VillaHouse hacking, primary home purchase and leveraging equity, direct investment in rental properties, and hybrid approaches are all strategies for property management.

Add the other positive trends mentioned above and the real estate market is pretty healthy there thank you very much.Hope this helps!

3) City is going to be writing more tickets and making it easier for tenants to escrow their rents with court if property has no CofC.4) Terrible business approach! 

NOw that it is also a multi family, perhaps the income approach will also better the value after analysis by the appraiser.

Thanks @Stephen DeFalcoWe take a slightly different approach… We also advise them that they are on the hook for the lease, but instead of putting the burden on them to sublet it, we tell them that we will turn on our marketing and fill it as quickly as possible, and that as soon as we can get someone moved in, they would be off the hook (as it was). 

This likely will vary by state.I do agree with you there is some definite potential to this approach especially for buyers with high incomes (and high tax rates) and looking for post retirement income streams.

To get a sense of my approach and experience my YT channel is @flippingspain.

So instead of a data-driven and transparent approach to recommending commissions, more and more sellers will be entirely ignorant of what the prevailing and competing commissions are.

They did not bind because they/we all had knowledge the storm was approaching.