This just might be my opinion but at this point even if you're out one months rent which definitely sucks it may just be easier to start showings.I don't know what the L/T laws are in your county/state but perhaps send a notice to the emergency contact with something to the effect of pay or quit with an option for a release out of the lease and be done with it. turn over this unit and get it out on the market again.

The nextdoor app tip is something I hadn’t heard before!  

In this part of the market cycle, newer vintage assets, median incomes of at least 50k, washer dryer hook ups, more two beds than ones, townhome style assets.When the broker showed us the deal we didn't have to waste time analyzing it.

The market is tough here.

Networking, Valuation, and Market TrendsBuilding a robust network is essential for thriving in the competitive land investment market, particularly in high-demand areas like Paradise Valley and Scottsdale.

What are your tips and tricks for getting your best ARV's in Texas specifically?

I wanted to secure a property in Savannah, because of how much the market is growing.

To succeed in hard money lending, know your local market well, value properties accurately, and carefully evaluate borrowers.

How ‘hot’ is the market?

There has been some hesitation for me to sell due to the fact the rental market here is averaging $2,500 in rent for my area and property, I make great money now and have funds to cover vacancy and repairs on the home, but I would like to be able to afford a nice rental for my fiance and I to live in while we save for our primary residence.Shoild I sell and take my profits (60-70k net) and throw into an investment closer to where I will be living or should I rent, cash flow and build equity in the property.