I can say almost all my customers have worked into that 1% or better, but sometimes make take a few years with rent increases.My advice is to look for slightly older homes in non-HOA neighborhoods to improve your ROI.

I started by patching about a dozen (not small) holes in the wall, re-doing all the drywall in the bathroom, installing new shower plumbing, putting in recessed lighting, installing seamless LVP throughout, texturing/priming/painting all walls, installing new 5 inch pine baseboard all around, and installing custom bathroom vanity/pantry cabinets, and hanging new custom shaker doors in the kitchen.

It was not unique, just custom and everything upgraded and one of those homes where you really can't find a complaint or issue.   

I'm now considering expanding my real estate ventures into building custom homes, but I know this is an entirely different beast between the required capital, learning curve, time committment, etc. 

I would never advise my customer to take a 5 YPPP considering we are have been moving into a downward trending rate market since 2024. 3 Year Prepay Max but if you plan on doing renovations or taking cash out on the ARV then a 1-2 YPPP would be Max.I would also advise buying the rate down before you decide to take a 5 YPPP using seller credit, equity or closing funds.

I have worked with the closing team, renovation team, the property management team, and the customer service department.

Kitchen RenovationScope of Work:Replace all cabinets with high-end custom cabinetryInstall quartz countertopsUpgrade to stainless steel appliances (high-end brands like Thermador or Bosch)Add a large kitchen island with additional seatingInstall new tile backsplashUpdate lighting fixtures with modern pendantsRefinish or replace flooringEstimated Cost: $50,0002.

It creates its own Vortex of customers. 

He said have no fear I just raise the price to ship it.

I saw one post where someone mentioned using AppFolio’s bulk upload with a custom spreadsheet, but I imagine there are a lot of different ways people do this.I feel like I might be overcomplicating things, so I’d love to hear how others handle it.