Cash Flow (which is quite limited in this niche - I listened to one of your youtube vids and the examples you gave were not only pretty unrealistic, but also pretty low profit)c.

If half of the 7% forebearance housholds get forclosed on (which is an unrealistic high assumption, thye have equity and can sell, get a check at closing) that means we will jump from 1% distressed sales to 4.5%.

Am I being unrealistic to expect to rent for that much anywhere in Maricopa county?

I do this for unserious or unrealistic clients all the time.

My issue is with the Q2-Q4 2022 + deals that were sold to investors under shady pretenses such as low cap rate exits, perpetual rent growth, unrealistic capex budgets etc.

The truth is that bad investors ruin markets and deals and sometimes, actually a lot of the time, a newbie needs a sarcastic slap in the face more than encouragement to follow their dreams when the path to their dreams is paved with an unrealistic strategy and guru-speak.

The former is out of their control and the latter seems like an unrealistic expectation for a financial non-sophisticated individual, who lets me honest, is a lot of people in the military.

It seems unrealistic that enforcement would be an option as that would be quite a heavy lift and leave many with out other affordable housing options.  

Of the latter, they can be further broken down into two groups: those with an unrealistic idea of their home's value, and those who didn't understand the process (namely that we're coming out to verify the information they provided).Regarding values: OD goes to a lot of trouble to research and value properties accurately.

That little 746sqft ADU could potentially be worth $895k in value in a very generic unrealistic world.