delays.Timeline benchmarks (typical cosmetic flip)Close to demo start: 48–72 hrsDemo: 3–5 daysRoughs + inspections: 5–10 daysFinishes + punch: 10–14 daysTotal on-site: 4–6 weeks (heavy rehabs longer, keep under 4 months)  3) Revenue: Sell Smart in a Slower MarketUnderwrite conservativelyARV from adjusted comps within 0.5 miles and 90 days when possible; stress-test with –3% to –7% price drift.Use days-on-market (DOM) tiers to model carry (Base / +15 days / +30 days).Renovate to the buyer, not your tasteDesign for the median buyer in your submarket.

Lennars median list price is 20% lower than 2 years ago.

I would want to see average household incomes north of $75k/yr to support that rental level and leave people space to eat.d) my perception of a small, cheaply built house in a marginal area is you won't see much appreciation, using you $200k new construction example. 

Well, the husband made 90% of the income of the household, but the custody situation and negative impact by a divorce are just an unknown.

The Program in Massachusetts (Soft Second Mortgage) will provide a subsidy if your income is below 80% of the area median income. 

To put it in perspective, the Average sale price for 2-4 family properties on Long Island have gone up 19.4% since 2023 (median price has increased 14.1%). 

Can they be on medians?

You can text legally as long as your account is compliant.Strategic partnerships with local agents instead of building massive internal teams.Focused markets where median prices and seller motivation align.The result: a business that’s both sustainable and scalable in the current environment.Final ThoughtsWholesaling is still alive and well in 2025—but only if you adapt.

If traditional renting isn’t working, you might look into a rent-by-the-room model — it can sometimes double your income compared to renting to one household, especially near employment hubs in Fort Worth.

"Survivors frequently suffered the “double victimization” of housing discrimination when landlords evicted or refused to rent to them because of “zero tolerance” policies on disturbing the peace, calls to police or violence committed by a member of the household or guest (whether authorized or not)."