We've also spent a lot of time figuring out all the steps and sequences to adhere to local and state laws--particularly around relo and rent control, and how that affects financing.In a recent deal, we had the buyer release the amount of the relo fee from the earnest money once due diligence contingency was lifted.

@Nate Boyce Cash-on-Cash is only good for year one...and it only lets us compare apples to apples to discover a best use scenario for our limited capital...but it is an essential metric...glad to see you are using it.

You should look at getting a drywall lift, well worth the couple hundred bucks in the long run. 

Our business model is not necessarily apples to apples to the BRRRR, but there is so much demand in this market and it is hard to see it drying up since employment is so diverse.

Majority of the state are all lifted so I can't see it being extended again.

Quite a few 'experts' (mostly press but here in BP Nation too) thought the pandemic induced moratorium would create a backlog of defaults, and that once lifted, the wave of foreclosures would hit and result in a crippling blow to the real estate market (Google search.) 

It's a nice quick turn around with a nice profit without me having to really lift a finger other than to go purchase prop from trustee.

They told me exactly how to navigate the DelCo web site to get the parcel number, but wouldn't lift a finger to help. 

In the future we will be using this finance method for the heavy lifting projects and finish the fine details ourselves.  

However the area rent for these should be about $850, with a face lift and some modernizing of the units roughly $4-$6k per unit should easily get $900-$950 up to $1000.