Despite incredibly low inventory, home sales jumped 15% year over year in the Austin-Round Rock MSA.

What’s the round about average for our area.

Taking pics of things like the roof, the windows, the plumbing, any stains, foundation, basement, and major ticket items  is critical. 

$300 is too round a number.You should expect at least 6 months before you can refi using a new appraisal.What are the $10k in closing costs?

No matter how many times I tried to explain this to BMR it did not sync in until it went through three rounds of people.

Today, the tenant contacts me unhappy that they were using Round-Up as it contains glyphosate.

@Ryan Kerr that is a smaller demo...so I think you could get away with around $2000-$3000.

Lots of BRRRR people have a hard time with that because they want to stabilize the property and get away from the hard money guy.If you want to refinance it <6 months, go with a portfolio loan that's a little more expensive, but doesn't make you comply with conventional guidelines.You can get a 30 year fixed on  a portfolio loan and if the property's numbers are right (meaning you bought it at the correct price point, rehabbed it using some sense, didn't run into costly repairs like crumbling foundation, have the property rented at a market rate that sustains the property at at least a 1.2 DSCR and have decent comps) you should be able to refinance it at 70% loan to value using the new appraised value.Stephanie

From what I hear, New Market used to be considered the countryside where people go to get away from the "city" on weekends and such. 

@Eric Mcginn My market is ALMOST year round with 12 million visitors per year.