This helps me with pricing, and I try to keep those prices current so I know what to expect when putting on a new roof, or replacing windows.  

Hi @John Arena, It sounds like you're experiencing some common challenges with property management that might warrant exploring other options.

Don’t want it to sound like a threat of some “finger wagging” or “slap on the wrist”

House hacking and BRRRRs are great ways to jump in and it sounds like you are doing your research on the backend.

Cash flow for sure, but we have to stop making OOS investing sound so easy. 

Poor props with prices to high those are sitting.. so just dont do that if you want to move inventory.I am not a buy hold investor like most of BP  we have income property but its not my focus I have a 10 unit in oregon in contract see if that closes.. we got a very good rate from my local commerical bank  1/2 point 6% so that seems pretty goood.It sounds like your business is thriving despite current market conditions, especially with the presales you're closing and how you're approaching your Capital partner business.

Sounds like we should invest in construction companies up there!

I dont even read them.. it comes down to condition of house and price  full stop.. if your market is slow or slower like it sounds the best conditioned best price house will sell. if the house is not the best and price is not the best it will sit..

About a month ago I had a contractor replace a roof that got damaged from a storm but when they had the shingles off another storm blew through overnight and blew the tarp off and a lot of water got in the house.

Misc being replacing kitchen items, linens, etc etc.