My team has worked with quite a few investors doing co-living or rent-by-the-room models around metro Atlanta, and overall, it can be a really strong strategy when approached intentionally.Co-living fills a very real gap in the market — it provides affordable, flexible housing for working professionals, students, and people in transition, while also producing higher returns than traditional single-family rentals.

I could also delay and save 20% for a traditional down payment, but I’d prefer to get started sooner.

From an investment perspective, the returns are typically stronger than traditional single-family rentals, which helps offset the moderate zoning risk.As with any model that lives in a gray area, strong management and community awareness are key—keeping properties well-maintained, managing parking, and minimizing turnover-related disruptions goes a long way in avoiding unwanted attention or complaints.We work with a number of investors using this strategy successfully throughout the metro area.

@Josh Reynolds I have two types of bird dogs.1) The traditional way where they drive around and look for houses, take pictures, etc.

Traditional Hard Money lenders do not like mid-rehab deals...

Definitely worth involving a local real estate attorney or title company before bidding to check for any liens, back taxes, or other issues that could stick with the property—unlike a traditional sale, those risks are on the buyer.

It typically outperforms traditional rentals on cash flow and can help accelerate portfolio growth.I also like your suggestion about a duplex — that’s a great middle ground where one side can help offset the mortgage.

Then in 6 months I would refinance into a traditional mortgage.

Traditionally you'd have to join two separate licensed brokers in each state and have separate caps to pay for each.It isn't always right for new agents - but more new agents are trying it. 

Hi everyone,I’m closing on a single-family rental in Moore, Oklahoma, and comparing two types of property management:1️⃣ Local PM (Hallmark Property Management)10+ years in business, 4.6★ from ~70 reviews~430 doors managed; solid local presenceOwner is a local investor/builderKeeps full deposit & 100% of late feesRent estimate: $1,930/mo (Zillow shows ~$2,000)My projected cash flow: –$25/monthThey mentioned a winter slowdown as reason for conservative rent pricing2️⃣ “New-Age” Digital PM Models (like Nomad)Offer Guaranteed Rent and home protection (~$500K)4–6% management fee, lower than traditional PMsNo first-month leasing feeFully online platform for rent collection, screening, etc.I live in California, so I’d handle showings/inspections with digital locks or local helpThese newer PMs would save me roughly 6% compared to Hallmark, but I don’t have much PM experience yet.Questions for the group:Has anyone here used tech-based PMs like Nomad, Doorstead, or Belong in OKC/Moore/Norman?