If you’re looking to build long term wealth, accumulate assets, take advantage of tax code, and benefit from appreciation, then play the appreciation long game.

I have sent trades to home depot, pick materials, and HD calls me for a CC number and authorization.

The lender wont talk to you without the owners written authorization, and the lender does not own the property to sell it to you. 

I think the bottom line is that he played fast and loose with our money.

Some have mentioned issues with the Indianapolis Housing Authority, including delays in payments and cases where landlords with new tenants haven't been paid since January 2024.Do any local investors have insights or experiences with this?

They are great as appreciation plays but that's not what most investors are looking for.C/C+ is where you're going to cash flow...

There is not a lot of data for MTR comps so I look on FF to see how many MTRs are in my area and what the rate is, and I play around with AirBnb to see what  a monthly stay would cost.

These are big money plays life changing profits but RISK you bet..

And the reason why your "tale of two halves" will play out as you described.Demand:  This has actually been high almost all along, but rent growth hasn't materialized in response due to high levels of new supply. 

I also understand accounting and legality may play a role.