We went from buying light rehabs to buying major foundation and mold issues to make numbers work until even that did not work anymore.

Investment Info:Single-family residence buy & hold investment.

The best strategy is to buy properties that need fixed up with hard money/HELOC, fix them up, the refi out to pay back your HELOC/hard money.

Closing in a few weeks or less@Ben Fernandez So, I assume you're buying between $100k-$150k with $50k-$100k in rehab?

If you are focusing more on turnkey's then I'd suggest partnering with one of the investment companies so you can buy a property that's been completely renovated and that has a resident already in place.

Sorry for the tough love, but not buying the above.You & your wife's salaries should cover your expenses, while the income from your remodeling gigs should be saved.Recommend you review EVERY dollar you made and what you spent it on in 2024.

In your case, you are probably better off buying a break-even deal in Tampa then a deal with $200 cash flow OOS.

Too bad you can't buy something owner-occupied, put 5% down with the best interest rate, live in it for 12 months (and fix it up), rent it out and repeat the cycle.Here's some other info you might find useful:----------------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

I have a certain ratio per100 headcount (not households, not age, not sex) I use when decidingto buy or build in a town.

You are correct, buying a four plex is tricky here putting 3.5% down.