Cutting back vegetation etc.The home probably got more deferred maintenance, water damage evident even in this video.

Acquiring it below replacement cost, especially in a growing market like Panama City, could give you a significant edge both in terms of cash flow and long-term appreciation.With your track record of completing 17 syndications and managing over $500 million in multifamily assets, it’s clear you have a deep understanding of how to unlock value in these types of deals.

At this point, I’m eager to cut ties with them completely.I did interview several other PMs before choosing a new one.

I’ll cut to the bottom line.  

I’ve done rehab before and know how to cut costs there but have never built from the ground up.

Then the city made headlines as the highest appreciating market in the country, edging out Miami. 

It has definitely cut down on the calls we get from tenants about these type of problems.

Was looking at projections today based on rate cut cycles and chances are we could see rates drop into the high 4's/low 5's in the next couple of years on average (that's based on previous cycles and a decreasing spread between the 10yr and mortgage rates). 

Building strong relationships with lenders is key working with local banks or credit unions that understand the market can give you an edge.

If you think it's going to drop if the fed cuts 5-7 times in the next year, it might make sense to look at an ARM with a 3 year declining PPP instead.