4) Average Lost Rents due to evictions, broken leases, tenants skipping out on last month of rent?

I probably sound like a broken record to multiple Bigger Pockets members but over the last 3 years I have been preaching Indiana and Ohio.

On top of that, there were always unexpected things that came up, but they were taken care of and we're now almost 100% stabilized and continue to enhance property value through building upgrades!

@Jean RhemCan you sale it and upgrade to a cash flowing asset

This relationship is broken beyond repair.On the bright side: you have to deal with a situation like this sooner or later, it's part of the biz.

I recall asking if the 18/SQ ft was part of that 200k investment - the response was "Oh, you'll see all the costs broken out.

.💡 What Investors Should KnowCash flow > appreciation – Buy properties that pay today, not just someday.Condo caution – Watch for HOAs, insurance, and oversupply dragging returns.Inland & off-peak areas – Better value, steadier long-term tenants, lower entry cost.Negotiating power – Cooling market = leverage for buyers.STR playbook – Professional management, upgrades, and pricing tools are must-haves.💰 Investment Buyer OpportunitiesMotivated Sellers: Nearly 30% of listings cutting prices → room to negotiate.Single-Family Homes Inland: Lower prices + stronger year-round rental demand.Retiree-Focused Housing: Steady demand in 55+ and low-maintenance communities.Small Multifamily (2–4 units): Rising rents + less competition = strong buy-and-hold.Fix & Flip: Longer DOM = distressed sellers and below-value buys.✅ Bottom LineMyrtle Beach is shifting from a hot seller’s market to a more balanced one.

You can always scale or upgrade later.Paranoia and fear are normal; the key is getting comfortable with manageable risk and numbers you can handle.

However Brown Field upgrades is in its infancy. 

Your area may be different, where building small MF can be done for less than the cost of buying and upgrading existing.