.- Execution: In current market conditions, of lower inventory and higher demand, timing is essential.

Existing inventory isn't that high. some submarkets are higher if they are lower prices 

And all that inventory has just been sold off to investors for rental purposes..

Get onto local wholesale brokerage lists to receive their inventory of properties4.

I had hoped that the natural draw of Disney etc would work in my favor but there's just too much inventory.

Housing Market ConditionsMedian Sale Price: $395k• YoY Price Growth: 8.7%• 5-Year Price Growth: 50%Housing Inventory: Less than 7,000- low (Below pre-pandemic levels)Property Tax Rate: 0.42Average Insurance: $1,680Median Rent: $1,895 (single-family house)• YoY Rent Growth: 1%• 5-Year Rent Growth: ???

This price growth is largely driven by continued low inventory levels, which have kept competition high among buyers, even as average days on market have increased to 36 days​(Nest Realty)​(Garretts Realty).In Southern Indiana, activity is up with new listings growing by 8.2%, though sales have seen slight declines.

We just saw few target properties go from active to contingent/pending status on MLS, it's hard to land on good cash-flow/turn-key property with low inventory nowadays.

That's probably 4 months of inventory. 

And when inventory got ultra low that did not work anymore and we shifted to move-in ready.If you are after cash flow, real estate is not what you want in 2024.