Interesting to see how this thread has morphed over the period of time.

I’m in property management here in Oklahoma, and I wanted to chime in because having professional management in place can make a huge difference—especially once you start scaling into small multifamily properties.A good management team can help protect your investment and actually save you money in the long run by:Keeping occupancy high – Focus on minimizing vacancy by marketing effectively and maintaining strong tenant relationships.Screening quality tenants – Careful vetting upfront prevents a lot of headaches (and expenses) down the road.Staying on top of maintenance – Timely repairs and preventative maintenance protect your property’s condition and value.Conducting regular inspections – Move-in/move-out inspections plus periodic mid-lease checks help ensure the property is being properly cared for.Streamlining communication and compliance – Handle rent collection, lease enforcement, and make sure everything stays compliant with state and local regulations.For investors like you who want to focus on growing their portfolio instead of day-to-day management, this kind of support can really help maximize returns and keep things running smoothly.If you ever want to chat more about how management could fit into your strategy or what it looks like for small multifamily properties here in Oklahoma, I’d be happy to connect.

**And stay tuned for next week’s article, where I dive into why mortgage interest rates may take closer to that 18-month time period to get to normal, or roughly 5.5%.

I made a lot of money in that time period but recognize it was luck not brains.

reliable affordable contractors - period

The actual return profile is driven by the hold period which is influenced by the amount of it takes for that appreciation event to materialize.

FICO scores and other risk scores can be misleading if there's not enough tradelines over at least a 48 month period.

Option - In legal language, a real estate option is an agreement that grants the party owning the option, the optionee, the exclusive, unrestricted, and irrevocable right to purchase property from the party selling the option, the optionor, during the specified period of time that the option is in effect.I'm wondering if it is possible to control a house using an option to purchase in order to renovate the property (fix and flip) without actually buying the assett with a HML. 

Quote from @Devin Conley: Completely agreed @Alan Asriants - good breakdownAverage holding period is less than 10 years so your math is the practical end state for most buyersOnly ~5% of payments go towards principal in that time... so any meaningful equity comes entirely from price appreciationAt that point, you're just renting a leveraged bet from the bank, including all the exposure to downside risk if prices dropQuickly turns into (even more of) a speculation game Right - you are honestly operating more like a business with higher default rates than a "smart" investment

We no longer renew tenants that are late more than one time in a twelve month period.