I have a small wholesaling business that operates in King, Pierce, and Thurston counties.

Some numbers:Expected 2026 income after raising rents to market value and assuming 7% vacancy: $144k.Expenses: $14k property management, $18k property tax, $10k insurance, $10k utilities, $8k in repairs/maintenance/advertising/admin/etc: Total operating expenses: $60kNOI: $84kBased on 6% cap rate that brings the valuation to only $1.4m, or $1.5m based on 5.5% cap rate.

If you are able to setup a credit card identical to your accounts payable accrual account, it should operate the same.  

Now they have exchanges, which are still not as secure as they are advertised to be by the operators. 

@Jay Hinrichs exactly the risk is even more than traditional development and the profit is actually less with more operational headaches.

I currently operate a few STRs so have a good understanding of that aspect although they're all located in touristy locations.

If you would like to connect, please check out my profile for contact info, and let's setup a time to have a cup of coffee, either in person or virtually!

But the "art" really only comes with time in market and a deep understanding of both the market and the operations of assets.

I just want to get the management side of things right if I were to commit virtually all of my resources to it.Best,Dustin The rule of thumb is somewhere between 80 and 150 units is when you will need FT maintenance (depending on age and amount of deferred maintenance). 

If all prospects and leads come from yourself, then you are operating your own business.