But to your point, a current project I’m about to start, I can tell you I had to push back on ARR as the comps used by lenders were entirely outside of what I’m bringing to market.

The area has attracted a lot of new young professionals with their work from home marketing that gives $10,000 to qualified families to help them establish themselves in the area.

I'm sure it's a little more efficient in larger cities, but my market requires up to 60 days to get approval.Lower your expectations with Section 8 tenants.

Investing in NNN lease (Walgreens, Dollar General, etc are your tenants) is also fairly passive, but you maintain a bit more control. 

No one has a "crystal ball" to time the market perfectly. 

If it's in the restricted zone (within 31 miles of the coast or 62 miles from an international border, you have the choice between using a bank trust and paying the fees mentioned above or using a Mexican corporation and bearing the costs of establishing and maintaining  the corporation.

The Latest OTM episode calls out some markets that I've been hearing about for a while, ie Dallas, but one specifically that caught my ear....

Insurance is something you don't need until you need it....In my market the city requires a certain kind of policy in order to have your permit issued. 

@Robert Spiegel Great question, and it’s always a balancing act when dealing with long-term tenants who’ve been fantastic overall.Based on my experience managing over 1,200 rental homes in North Texas, including areas like Dallas, Fort Worth, Plano, and Frisco, here’s how I would approach this:Cleaning Charge: While $540 may feel steep, it can vary depending on the size of the property and local market rates.

If failing to maintain your property is the only way it cash flows, I am sorry but that is not cash flow.