@Garrett GahnWell, you've got something that a lot of people starting in this business don't have: the honesty to admit that getting to a realistic ARV is not easy.There is very much a giant pool of thick swirling BS around the concept of ARV in real estate investing.

I'm thinking MLS isn't going to reach this potential buyer pool.

I would imagine that if SD prices drop then you will have a slight influx of new buyers in the buying pool who would otherwise be renting, but primarily a net influx of PEOPLE to the area, which bodes well for tenant demand.TBH it doesn't matter one bit if you buy it at $600k and it is worth $300k the very next day, just as long as your rent covers your costs and/or you can come out of pocket for the difference you'll weather the storms until the next cycle up

It is a 5bd 5.5 bath townhouse with a private pool and we are turning about $68k a year gross at 65% occupancy. 

There’s a larger labour pool in Miami and more people willing to do work.

I’m pooling funds and making all of the investment decisions. 

I close on one in Jersey City in the fall and hear about people taking down homes with FHA all the time.Sure, your FHA offer might get ignored on an SFH, but the buyer pool is smaller and there is less competition for tri's and quad's.

:)My name is George, I grew up and live in NYC and am looking to make the Post-Covid hop over to sunny Northern NJ!!!!

Las Vegas is a cheap place to insure but I pay $400-$600/year for $300-500k homes (some with pools) with a 500/500k limit.

I paid Cash for a 3/3 Townhome behind the Home Depot in Valrico in a really quiet, clean, small gated Community with a pool.