That's a sweet deal!

Sweet spot between homeowners, farmers and developers.  

The new construction lease ups are looking for 45- 90 days as a sweet spot to sign someone up.  

The sweet spot is usually the number that balances efficiency with the type of investors you want to attract. 

Short & sweet: Under contract on new 33 unit building.Currently my portfolio is all smaller buildings (2-4 unit properties).Today I use Apartments.com for rent collection, google voice for tenant comms (&email), and stessa for book keeping.This would be fine I am sure to onboard the extra units but at this point hoping to possibly switch to one platform to handle it all?

It's providing temporary shelter while covering some or all of the mortgage, but it becomes really sweet when you move out! 

So how can I make the deal sound sweet?

Absolutely, you can find some sweet positive cash flow in North Texas.But here's the deal – do your homework and pick your property wisely.

If you do it right, it’s arguably the best market to invest:Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 4-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

No fumbling with key boxes.Hospitality Touchpoints: A welcome basket (local coffee, wine, snacks), handwritten card, and curated local guidebook.Service Design: Contract cleaning crews with a 24-hour turnover guarantee and post-clean photo verification system.System: Guest Experience SOP — Document the 10 “moments of delight” (arrival, first impression, first morning coffee, etc.) and make them repeatable through checklists and automation.4.