Kelly, that’s a good observation and something a lot of active investors are feeling right now. I’ve found that focusing on smaller, quicker flips with strong margins helps keep cash moving and reduces risk when the market slows. Pairing that with short-term bridge funding or private money gives you flexibility to jump on new deals without waiting on a sale to close. The big win here is staying liquid and adaptable, you keep the pipeline moving even when the market pace changes.
I am not sure what market your in but, something I've noticed here in Atlanta is that houses in the $200k-$400k range are still moving like hot cakes as well as the $600k-1m range are still moving. The Mid $400k-$500k houses I have seen are sitting longer. I am assuming this is the biggest buyer pool affected by the interest rate changes.
That said, my business partner and I partner with our contractor on our flips. We have been staying in the mid $300k range for flips. For example, buy in the $130k-$170k range, spend about $60k-$80k on the reno and sell in the $300s. Its been working really well for us so far (knock on wood). Get in and out in a month/month and a half!