The 6% vacancy rate is a good estimate, but local market fluctuations could affect rent.The HML terms (11.95% with 3 points) are high, so ensure a clear timeline for refinancing to minimize interest costs.

That’s the magic of real estate compounding over time, and it’s stories like yours that really highlight this.. from what i read in the street journal, that slow build often outperforms shorter-term stategies.From an investor-friendly agent’s perspective, being willing to dig into the neighborhoods (driving for dollars) and having a robust network.. from probate attorneys to local contractors.. can pay off big.

Portfolio loans from local lenders may also offer flexibility.

@Jefferson Black- thanks - I am not aware of any lender that  will do a loan on an INV  manuf home property ...you might contact the local small to mid size credit unions and banks in your area ...you also might try the bank that you have  funds deposited at - good luck

Staying ahead of the game by understanding how local regulations align with state bills like SB-9, SB-684, and SB-423 can open doors to exciting development projects.SB-9: Simplifying Lot Splits and Duplex BuildsSB-9 streamlines the process for lot splits and duplex construction, offering a straightforward way to increase property value and expand housing options.SB-684: More Flexibility for Smaller ProjectsFor urban lots under 5 acres, SB-684 makes it easier to pursue smaller housing developments, transforming overlooked properties and vacant lots into productive investments.SB-423: Faster Approvals, Fewer HeadachesNo one likes endless waiting.

Unfortunately, 99% of BiggerPockets posters who are not local to Philadelphia and choose to invest in Philadelphia invest in the lowest tier neighborhoods, just as they do in most other distant markets where they invest because they are lured in by the inexpensive cost of housing. 

I'm curious as to how this has affected everyone's local market.

I am new to real estate investing and looking to connect with any local investor.

The problem with apps running comps is that they can't see inside the homes (or smell them lol), or evaluate the exact location, or understand the local market on an intimate level to know what's next door or around the corner and predict the market value and ARV accurately like only an experienced local Realtor, appraiser or expert investor can.

Yes, Mustafa Lakadawala from Clarke Realty (local to St.