You’ll find B-class pockets with solid rental demand and price points where the buy-rehab-refi math actually works.

If the math works, $750K could be solid, but confirm zoning, density, and build feasibility first.

Vanessa, your math looks solid and it is smart that you are thinking about risk before jumping in.

if you do the math, vacancy will eat into your total rent collected much more than a price drop.

@Chris Fatur What really kills landlords isn’t the math. it’s when the big stuff all hits at once.

I once met a homeowner facing foreclosure and jumped straight into the math — equity, arrears, options.

If you’re just pulling cash without a clear plan or strong numbers then yeah you’re taking on extra risk.It’s less about timing the market and more about making sure the math works with today’s payments. 

It sounds like though you've got some math to do to see if the extra cost makes sense and potentially reduced cash flow (if you cannot get your tenants to make up for the difference)

5) Hybrid (what I’m leaning toward)Your hybrid suggestion mirrors where I’m landing:PMC owns: leasing, renewals, 24/7 maintenance triage/dispatch, turn coordination during peak season.Owner owns: CapEx + vendor selection, major make-readies, purchasing standards, and QA.Reporting/KPIs: weekly pre-leasing funnel (leads → showings → apps → approvals → signed), no-show rate, days-to-lease, renewal % by target dates, maintenance response time & average days-to-close, and turn readiness dates.The math driving this: full-service with my current structure is ~$112k/yr (≈18–19% of gross).

Do your homework - but I do like the area.