Your true return has to be risk adjusted.  

Most of the REITs are classified as Micro as to size and have great volatility in pricing and net asset value adjustments.  

I guess the only thing giving me hesitation is that it looks like housing prices are at all time highs even after adjusting for inflation:https://fred.stlouisfed.org/se...Housing affordability is worse today than it was at the bubble peak in 2006 if you believe Case Shiller data. 

Larger owners tend to analyze market rents monthly or even weekly and manage rents (or incentives) the best way they can.As long as the owner is engaged, the chance of adjusting rents is higher.

The 70% rule is a solid guide, but in competitive markets like South Florida, it’s tough to stick to—many investors adjust based on their target profit margin or risk tolerance.

Quote from @David Martoyan: Has anyone here successfully adjusted their strategy to focus on finding deals that don’t follow the traditional ARV formula?

It’s only ~$5-$10 per property analysis, and you can adjust the amenities for the area to see how that affects the revenue estimate.

While my budgets are strong, they still require manual adjustments, and I’m looking to automate this process for greater efficiency.My background in technology and AI—along with my experience running a publishing house—has taught me the value of scalable systems.

there are of course more creative strategies to reduce that up front outlay, or recoup your capital, like, say, the BRRRR method. but they are time and energy intensive and certainly not hands-off. 

much of the actual time intensive work can be contracted out.