I know this is an unpopular opinion around here that you won’t see on the front page of the daily BiggerPockets newsletter, but it’s the truth For the record, I still believe a quality STR purchase offers a great ROI over the long term.  

We intake county record updates daily.

It is fairly easy to prove that the sleazy and less experienced sub to people had ill intent, they keep a fairly detailed record of their doings in a Facebook group and are easy to find elsewhere.

. - Rents are also a function of supply - 2024 saw the most new construction of multifamily units in American history (nearly 575,000 estimated 2024 deliveries of new multifamily inventory), and 2025, while not a record setting year, will see deliveries top 500,000 again - a huge supply increase. 

Nobody likes to work hard in the heat.The biggest concern in the past has been winter, but 2024 was the warmest year on record and we have seen +3F on average in every season, which really took the edge of winter (you can call it brown grass season now) while summers are pleasant 75-85F.The cost of living is low, yet the quality of live is relatively high.

Then state your track record.

Wraps cost more and take longer (legal fees, recording fees, servicing fees, etc) compared to a SubTo.

You should be able to search (if your county has online records) for your tenant’s name and/or all previous addresses listed on the tenant’s credit report.

A friend of mine started this way, and it made his transition to full-time business ownership much smoother.Document EverythingKeep meticulous records of all transfers between your business and personal accounts.

In addition to risk, there is also salary cost the teams leading the renovations, leasing, sales, etc, and if applicable an assignment fee to a wholesaler that you will also not find in any public records.