Nearly all of our investment purchase products are shifting over to the Non QM space where we can do no income/tax return programs on investment properties however you will be paying a premium. 

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provides support for the property tax appeals process.

When you leave everyone else goes before hand, and all issues, damage etc are on you alone (you can pursue the RM for what they should cover)Depending on the interest I already have in the property I may be looking for a bit of a rent premium.

You will also need to pay a premium price.House hack will get you similar cash flow while buying something that has way more inventory than a duplex/Triplex

You may save the COVID premium by doing the reno later, but you lost out on lots of extra market rent while waiting.

There are sit down restaurants with drive thru and without.Lenders because of Covid like QSR right now but I feel lot's of them are highly overvalued and people paying a premium for them with something that will normalize in a few years.Sit down restaurants in warm belt states most are already at pre-covid eat in levels or greater.

Because pet-friendly properties are harder to find, you can charge a premium.

You would pay a premium for a good student rental property but it may still be the best deal inside the city borders. 

Consultants usually only comes into the picture if your paying more than $500k per year in insurance premium, but more commonly $1M.I have seen some consultants go as low as $5k for a review on a $300k premium program, but their minimums are typically $10k-$15k.I have not seen it used with personal home and auto.

My thinking was the STL area may have less of a premium on properties, making it easier to cash flow.