There are aggressive lenders out there with lower fees for experienced flippers.  

Tenants in many markets already believe they pay too much (contrary to recent studies that show rent to property values have never been lower for the large US cities).If my insurance costs are not double my current rates over the next couple years, I will be pleasantly surprised.  

The median home price in Milwaukee went up 8.2% in 2024 - and I had to do nothing but wait, compared to a 4 month major construction job.So yeah: BRR(hold) and maybe refinace at some point if/when rates get lower

I would also target ones that are ideal for renting out when you move out so maybe do a lower price point. 

Alternatively, if I can find a lower cost single fam home where I can cash out 100% of my investment I would do that but those have been harder to find recently. 

A lot of local banks tend to have 1-3 year intro periods of lower interest rates for HELOCs, check with some yours. 

A little lower ARV is also ok.I like to use Hocker Title.

With rates in constant flux, you might have opportunities to lock in lower ones.

There are definitely options for less than $100k, just depends on how much lower - $75k is doable but less than that gets a liiiiiittle tricky (although still doable in some cases).

Not sure if that’s because I’m lower in the pecking order or if they are telling all investors it will be the later date.I’m also concerned with the potential impact on building costs.