@Scott Tolton Texas has a broad range of investing with the many major markets and even numerous smaller markets.  

The buyer is working with me, but the lenders seem to keep coming up with excuses and delays.I have not had your EXACT situation, but the basic same thing has happened numerous times... it is extremely frustrating.

Have had numerous guests comment how great it was.

All my contractors and supplier delivery dates are 6 months out and they can’t find enough workers.  

Your bank or credit union will add stuff to the denominator like management fees, vacancy factors, maintenance factors, etc and they will likely want to see the numerator show a history of returns as opposed to using what the appraiser states on the 1007. 

This site is an incredible platform that has numerous resources so definitely take advantage of it all.

@Justin ElliottI am not much of a goal setter when it comes to numerical metrics.I try to focus on the right activities and have faith the production will follow proper consistent effort.2021 was an excellent year - my first year focused solely on Multifamily.4 deals as a GP 91 units $8.25M and 2 other co-GP roles 200 units $24M.I hope to take down some larger deals in terms of unit count and price in 2021 but don’t have any specific number or unit count in mind.

I'm a GC and mostly use the same subs and suppliers over and over, rarely haggle or price shop, and for that I get quality and speed but price isn't going to be as competitive.

Just as Joe stated there could be caps in the area or numerous other things that could cause your ARV to be off.

There were still numerous opportunities to visit the kids and a few family reunions mixed in so it wasn't exactly going cold turkey from them.