And were only at the end of the beginning of it. 

E&O insurance, MLS fees, electronic lockbox fees, association dues, contract fees, every software agents use.Many of these fees could be close to doubling by the end of 2026.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

At the end of the day, both of these respective vendors/individuals are paid when the deal closes. 

We moved into a nice house in Florida when I was a sophomore in high school.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Hopefully this gives you some light at the end of the tunnel. 

Talk to a tax advisor that you trust or know someone personally that has high trust with them.  

Say you position in great locations where the experience is highly sought and highly valued with limited offerings.

I think you can go as high as 15% but it's cutting into your margins and depends if you are a GC yourself or not. 150k is close to a million or more.