Hi Frances,We do a large amount of rentals in the area and the only significant seasonal patterns I notice are in the ASU vicinity (students and faculty) and for short term corporate/vacation rentals for snowbirds (October to April).

I've basically renounced my old life and old friends who are following the same patterns as the generations before. 

I’m curious tho, setting those factors (foreclosure, etc.) aside, have you not found any patterns, say using ML methods?

My analytical CPA mind works in steps, sequences, checklists or patterns.

@Chris G.Your fact pattern raises a lot of issues.

Cost of foreclosing 5k you mentioned.. 4 to 6% resale fee... and how much damage are these folks going to do when they leave... could be nothing it could be vindictive damage at 10 to 20k.. you could find your self upside down ..My experience with foreclosure bail out and  I have quite a bit of it... is within 24 months well over half of your payers will default and fall right back into the same Bad financial patterns that got them there in the first place.In my mind there are SO many better places to make 10% with no where near the risk and I think your thoughts of foreclosure upside while a thought could be wishful thinking.

Not to mention the fact that pre-covid we were already seeing migration patterns from California to Texas and New York to Florida, for example.

I have installed the black granite (very sleek) as well as muted multi colored/patterns depending on cabinets, tile backsplash and kitchen floors.

Before long, the late pay becomes the norm, not only for the tenant but also a pattern for the courts to see if it goes to eviction.

(A common thinking pattern that not only leads to analysis paralysis, but fear, depression, lack of confidence, anxiety..)