There is always a deal to be had.Be quick, buy with cash and close quick.Need to up the game with direct mailers again, haven't sent them in a while and with the market shifting it's tougher nowadays. 

This property is in a great area for me in North Arlington (great schools, stones throw away from a huge community park, and close to I30), and the plan is to live in it for a year or so before renting it out (I’m sure I’ll be picking your brains when the time comes!).

Its proximity to key transportation hubs, the Airport, and Tyler Perry Studios, along with other amenities, makes it an attractive area for this investment strategy.If you're leaning towards STR or MTR, you can consider areas like East Point or College Park.

One recent example of a re-fi we closed for a multi-family building in the Bronx: the property was a 40-unit apartment building with a 10 year, $3.7m note coming due.

You can pick one up for $235k and right now the builder will give you a closing cost credit and cover the HOA fee for the first year. 

There is a STR group in Atlanta called AMSTRA stands for Atlanta Metro Short Term Rental Alliance led by @Rich Munroe, he is very active and worked very closely with the city while designing STR to present owners side of the concerns.

We're looking for deals around 50% ARV with conservative close by comps using price per square foot if not comped using idential size and nubmer of bedrooms/baths. 

I could get all my money back out (except closing costs) if I did a 80%LTV, however that would be at a 9% interest rate unless I decide to buy down the rate.

I have been in this business really close to 10 years now and am starting to feel that working with investors is just no longer doable.

Close to coosa river.