I did some of the work to fix it but mainly outsourced it and bought all of the supplies for the flip.

Hopefully there is a decent supply of small MF where you are looking?

This is reflected in the months' supply (how long it would take to sell today's inventory at the current sales pace) of existing homes for sale, which is now only 2.3 months, also the lowest reading on record back to 1999.

I’m looking in Athens, GA. where supply is very limited.

These investments benefit not only the taxpayers making the like-kind exchanges, but also GENERATE JOBS and taxable revenue for unrelated businesses upstream and downstream from the exchange transaction, such as real estate brokers, title and property insurers, escrow / settlement agents, lenders, appraisers, surveyors, attorneys, inspectors, contractors, building supply vendors and more...Eliminating or limiting like-kind exchanges in the best of times would have a negative economic impact, increasing the cost of capital, slowing the rate of investment, increasing asset holding periods, and reducing real estate transactional activity.

Demand increased and supply shrunk by August which made prices creep above asking.

If supply is up and demand is down that should impact the market significantly.

@Marlen WeberThe other thing the kind of goes hand in hand with that is that it’s not always best to buy the “cheapest” options for supplies.

It is generally a bad idea to use many combinations of cleaning supplies as a variety of different products will have harmful reactions with each other.

Supply and demand : )