there are of course more creative strategies to reduce that up front outlay, or recoup your capital, like, say, the BRRRR method. but they are time and energy intensive and certainly not hands-off. 

But it seems to my simple way of thinking isn't that *also* going to reduce your monthly benefits to a large percent?

Depreciation can be applied to the investment portion, reducing taxable income.

@Gash Nookala,Renting can indeed be slower in winter, but here are some tips to boost interest:Enhance Listing: Ensure your listing has detailed descriptions and high-quality photos—consider professional photography if needed.Competitive Pricing: Double-check local comps; even a slight price adjustment or incentives (like a reduced deposit) could attract more interest.Broaden Marketing: Beyond Zillow, Hemlane, and MLS, use social media, community boards, and local business connections to reach a wider audience.Flexible Lease Terms: Offering shorter or month-to-month leases might appeal to tenants during this slower season.Local Property Manager: A local pro can tap into their network and help fill the vacancy faster.These steps should help you find a tenant despite the seasonal slowdown.

Interest reserves will greatly impact cash to close and cash to operate and capitalized interest rates will reduce required cash for duration of project.

Would love to be able to reduce the fee down to 10% or so, would really help with the numbers (although I think it would still not cash flow).

This likely reflects reduced demand for T-Bills, heightened inflation expectations, and increased Treasury supply, all contributing to higher mortgage rates and a tougher environment for buyers.There’s likely more at play here, but I agree it’d be great to see mortgage rates head in the other direction sooner rather than later.

This could help smooth out cash flow in the long run by locking in a lower rate and reducing future payment pressure. 2.

I will be at the mercy of them for the next year unfortunately, hopefully I have few maintenance issues, this will reduce the opportunities for them to up charge.  

I'm a small landlord with one tenant (I have two tenants total) in San Bernardino County who stopped paying rent since June 2020, making different claims--work hours reduced and that he's "having difficult times because his coworker died from COVID".