.✅ Rental Demand – Single-family homes tend to attract long-term tenants, while multi-family properties can provide multiple income streams but require different management approaches.If you're still getting familiar with the area or have any specific questions, I’d be happy to chat and share more insights.

So the only money out of pocket is any closing costs that don't get worked into a new loan.

Scaling up doesn’t always require 20% down—house hacking (FHA or 5% conventional), DSCR loans, seller financing, and the BRRRR method can help you acquire more properties with less cash upfront.

Loan pay down and depreciation.

Seasoning for conventional loans is 12 months, but DSCR is really competitive right now and YMMV on seasoning for those.

Found T&H realty services to be pretty interesting as they provide both buyer brokerage service (to help me find deals) as well as do property management i.e. they are not full turnkey provider necessarily, but reduces some of the hassle for me I guess as an out of state investor. 

If you provide excellent housing and excellent service it is likely that your turnover rate will be lower resulting in less future vacancy.

I can see the value in what you’re doing in the rural southeast—new construction in those areas has a lot of untapped potential, and I like how you’re handling the financing with Fannie Mae assumable loans and light debt.

Pay attention to realtors who are wanting to provide value and provide resources and make time for your inquiries without ever expecting anything from you in return.

The VA and Fha loans have been able to do it but their strict appraisal guidelines make it tough to buy the often older homes in my market in Virginia Beach / Norfolk Area.