It's caliente (low inventory) with lots of energy (buyers), but just when you get comfortable, that tail (median home price) comes out and strikes!

Wish I had the creative financing to whole tail but the timing wasn't right.

You can see in the violin plot that compared to 2019, the long tail of slow-selling properties gets visibly thinner in 2020 and 2021:The closing price vs. list price graph further highlights increasing frothiness in the market:Properties that sold for the highest percentage over list:Listed 7/17/2021 for $589,000, sold 9/8/2021 for $753,000 (27.8% over list)Listed 11/4/2021 for $399,900, sold 12/14/2021 for $504,200 (26.1% over list)Listed 7/16/2021 for $524,900, sold 8/19/2021 for $650,000 (23.8% over list)Properties that sold for the highest percentage under list:Listed 7/18/2018 for $539,900, sold 2/1/2019 for $300,000 (44.4% under list)Listed 7/27/2020 for $1,950,000, sold 11/30/2020 for $1,250,000 (35.9% under list)Listed 6/20/2019 for $749,900, sold 12.30/2019 for $530,000 (29.3% under list)Wrap UpNothing unexpected fell out of the data; prices increased considerably and the Quincy market got hot during a time of historic asset appreciation nationwide.

Expect some mistakes and redo's along the way to add to the time.Expect any government inspections to add to the time.If you can keep the same team all the way through by the time they get several units under their belts they may be able to go faster--providing they can get the materials.In my opinion, it's more intuitive to look at each unit as a separate job, vs demo all kitchens and tubs in X units as a job.They can still come and demo several units, just for me it's seems easier to keep the Tiger by the tail this way.If you buy all of the materials at once, you will have to guard them against theft and store them somewhere. 95 toilets going missing probably won't tank your budget, but it might tank you enthusiasm for a while.Make sure to budget for a dumpster if you need one, and porta-potties for the workers to keep them from using the ones in the units. 

due to new lenders trying to make heads or tails of properties, tax returns, income documents, business entities, etc. 

The other thought, is you go under and disconnect the tail piece on one drain (either side doesn't matter) and see if snaking directly into the tail piece allows you to 'guide' the snake down instead of across to the other unit.

He sends me a video...of a 9 month old golden retriever puppy wagging its tail at the door while two people in his group are sitting in their vehicles too scared to get out. 

It is dangerous time to be shopping for GCs - lots of the more established ones are booked out far into the future and lots of tail-gate contractors are popping up to meet demand.

The biggest lesson learned is to get off your tail and get in the game effectively immediately!

The biggest lesson learned is to get off your tail and get in the game effectively immediately!