We still need to vet the potential tenant and I know restaurants are tough, but we can always switch it to retail or office space if need be.Purchase price was $246K.

where the rent control in Oregon is tough is in the tenants rights once they have been there a year.. 

@Moshe Jungreis Value add is tough right now because material costs are unpredictable.

Philadelphia is a tough city with complex, irrational, dynamic landlord-tenant regulations.

DFW is a tough market right now.

@Drew Sygit & @Evan Polaski I don't think property Mangers should be GC's when they have in-house services. like I said if the PMC employees on payroll like maintenance, cleaning, landscaping, even some admin time for court or appraisals Ect. 

I’m not sure if I’m just not running my numbers correctly, looking at enough houses, or if it’s just the tough market… I’d love some input on my thoughts/connect with folks in a similar situation or with more experience.One of the main challenges I’m having is identifying how much a rehab would probably cost me to figure out if I could successfully BRRR.

You might save a lot of money in the long run and have a better chance at winning the deal.Grants are good, but tough to use these days unless maybe you want to buy in a more rural area where the competition is not as tough perhaps.Start saving as much cash as you can right now for a great down payment and appraisal shortfalls.Cash is king right now so gather as much as you can.

Deals are tough all over right now because of supply shortage and high demand (Millennials saving up for down payments during COVID, people moving out of cities, etc).

And then investors who get portfolio loans on SFR's and really dont understand how tough those are to manage with reporting  and covenants in the loan that have to be met on an annual basis  they just sucked in on the low interest rate.