I do realize that doesn't make me a know it all investor as even if I overpaid by 20%+++ in 2014, the REI market would have still treated me kindly.Anyways, I am wondering what your opinions are for getting into REI through Flipping in ATX for 2025 and beyond given the many forces that are at play in ATX including: 1- Interest rate cuts and the expectation that cuts will be a trend in 20252- Even with Interest Rate cuts, will this be enough to get people moving since they may be reluctant to move when they have 3% interest rates on their current home? 

The seller already has given me a good deal on the property due to her being forced to return to NYC for work post-covid (seller is paying $20K out of pocket after overpaying for the property 2 yrs ago, and sellers agent is taking a commission cut to make the deal work).

And, you have an additional $3k in drywall work that wasn't planned because the electrician needs to cut holes to pull the new wires.  

We've tried to offer this service in the past, but had few opt-ins from property owners:(BTW: Weekly mowing though, costs at least $30/cut!

Move on, cut your losses, learn from it and invest in better markets next time.

Could probably cut that down a little but I tend to underwrite conservatively. 

After the election and purported rate cut(s) from the FED, I expect buying activity to pick up rather noticeably, which means more competition and likely higher prices. 

I manage my own short term rental and have one cleaner who does all turnovers and another individual who cuts the grass every two weeks.

On the other hand, an SFR might offer more stability with less intensive management.If cash flow is your primary goal and Phoenix isn’t making the cut, you might want to explore cash flow-heavy markets in the Midwest or the South.

For a normal interior we would use the following- sprayer for ceilings (flat white) and for doors (switch to semi-gloss) - 3'' angled brush for cut in and trim- 19'' roller frame with 1/2'' nap cover for walls (this is where the real magic happens).