We saw the same thing happen last year right before the FED cut in September.

That's very helpful, especially the sniff test method to cut out the majority of the deals.

What’s been working for me and my circle lately:Seller financing: solve the seller’s problem first; short-term interest-only with a balloon after value-add keeps cash flow strong.Sub-to/wraps: take over low-rate loans and keep the seller whole—huge when DSCR is tight.Hybrid: small seller carry + private second to cut cash in, then refi into DSCR once stable.Private money: secure with note + mortgage/deed, pay on milestones, send updates—consistency = repeat capital.HELOC/LOC stack: close fast, cover rehab, then refi—speed wins deals.Lease-option: control now, improve, then exercise once financing improves.

Sounds like your trading background will give you a good edge with numbers and patience.

Do you have tips for driving turnout, keeping it professional, or creating that competitive edge?

Do you think some investors cut deals too early that could’ve been winners with creativity?

Sometimes with higher risk comes higher reward, but that can also be a two edged sword.

The bad reputation usually comes from people who cut corners.

Translation: a rate cut is officially on the table for their September 17 meeting.👉 Why it matters: The Fed sees risks shifting—between inflation and jobs—which means mortgage rates could finally get some relief depending on upcoming data.🏠 Existing Home Sales JumpJuly sales rebounded 2% after a drop in June.

Shenandoah is more affordable and less saturated, but right at the edge of your 5-hour limit.