Only exception is raw land when I run a plat through entitlements and flip to lennar or Horton.. but those deals I usually have 60 to 120k of my own risk money up in the way of engineering permits etc.. getting the property into a position DR or Lennar will close.And I always have the powder avalaible to close if they back out..

I grew up on government cheese, powdered milk, and hand-me-downs.

Quote for aluminum powder coated three story spiral staircase with two landings ran about $15,000.

RE: the highly patterned floors you commented on in the powder room (bathroom?)

Home Depot also put in the powder room windows wrong so they got order wrong and didn't match the rest of the windows.

Just be sure it's FOOD GRADE.https://www.amazon.com/Harris-Diatomaceous-Powder-Duster-Included/dp/B07D4QW6DZ/Good Luck!

Keep your dry powder for a better time.

I have a 4 BR townhouse with 4 bathrooms (2 full/2 half). 3 floor house. 2 full baths on top floor with 3 BRs (1 master), 1 powder on middle floor (1/2 bath) and 4th BR is in basement with 1/2 bath.I really want to rent out my house in a year or two.

If you sit on the sidelines with your powder dry, what will be the trigger to get back in or are you going elsewhere?

By the time it's seasoned, the cashflow has restocked my dry powder but YMMV.