we invest in value add plays (no major rehabs) 10-40 units.

I was speaking about the power of marketing on social media.

 @Drew Sygityes it only applies to owner occupied properties regarding penalties, that is not 100% correct, there are fdcpa violations as well as potential state law penalties that can come into play that can be very significant. 

That said, utilities that aren't directly attributed to a unit can be a pain in the neck because everyone is sure that the other unit(s) are using more power than they are.

You have to play in order to win, but if you never get in the game in the first place that in and of itself equals failure.

Final thoughtsSo its been a journey, I am contemplating going full-time in entrepreneurship as this is my second successful business, my end goal in life is to have the option to retire by 35 haha so I want to do everything in my power now for future me.

And right now the bigger cabins are not a good cash flow play but might be a great equity play when you look back in two to three years.  

Not a single one of the properties I was under contract for made any sense once the massive price increases were put in play.

Separate HVAC systems are a good idea too—makes things easier for tenants and utility billing.I’d also recommend talking to a contractor or local utility company about what’s needed for separate power meters and mailboxes.

So if I am looking at an asset as a 10 year play - I look more at the location, schools and how has this market performed in the past excluding covid and 2008 which were extenuating circumstances.Reality is right now shorter term plays do not work based on numbers and cost of financing - we went through this same thing in 2001-2004ish timeframe where properties would appreciate 2-3% per year and after buying costs and closing costs - you were not making money on assets unless you performed the labor or found a really good deal.this is how real estate "typically" is - which is why everyone always says location location location - because after a decent holding period, you will win.