Extremely low vacancy rates, very low turnover, maximized rent trough improvements, create high resident satisfaction etc - all add up to a critical advantage over a 10 year period.I feel lucky that have landed in a market which had both cash flow and appreciation over the last decade. 

Are they willing to provide a few months of bank statements and last years tax return showing matching income?

He also told me that he spent the last 10-15 years off and on homeless and was a drug user who's been clean for the past 4 years. 

Your first house isnt your last house .

Last 4 years have been an anomaly so weight the pre 2019 data more than 2020-2024.

This may not last much longer with anticiapted fed rate cuts and wouldn't rely on this strategy for lengthier projects such as ground up builds where I suspect the borrower will benefit form lower rates in the not so distant future. 

Generally speaking, rentals aren't lasting long on the market.

No, you have to operate for two of the last four years under a broker as a licensed real estate agent, then go through broker licensing and exams before becoming an associate broker under a responsible broker.

For the last year, buyers have had a little more power -- or at least more power than they did in 2022.

Quote from @Sami Gren: HI,I am using a contractor for a full apt gut rehab, I would like to know if anyone has a contractor's contract that I can work off (of course will add or take off accordingly) he is a new contractor, so he doesn't have one,  [I am using him because I have used him for past several years on smaller projects, so I know to trust him.]Thank you You can pull one from online, but I would have an attorney draft it if you have the cash to use that for your deals going forward as it won't be the last time you need it.