Long-term tenants don’t necessarily want “more house” they want the right layout.Families don’t need 2,000 sq ft, but they absolutely need:• 3 bedrooms• decent storage• functional kitchen• good schools or stable neighborhoodSquare footage matters less than livability.Rule of thumbIf the price-to-rent ratio is similar, the best rental is usually:3 bed / 1–2 bath / 1,200–1,500 sq ftIt has the lowest expenses, broadest tenant pool, and longest stays.

Credits can cover points and a lot of the transactional friction that usually eats into your reserves.For anyone trying to stack doors in 2026 without draining their liquidity, this structure is surprisingly efficient.2) DSCR HELOCs (yes — on rental properties, even in an LLC)This is the one that’s turning a lot of heads.It functions like a true HELOC, but under DSCR guidelines:Up to 70% CLTVNo seasoningNo prepayment penaltiesInterest-only revolving lineApproval based on rents — not personal income or DTIBeing able to tap equity on rentals without refinancing the first mortgage has been a huge lever for investors trying to expand faster.If anyone wants to compare notes or talk through how these structures might fit into different portfolio strategies, feel free to reach out or drop a comment.

Only rehab what actually impacts safety, rentability, and longevity.You’re not building your dream home.You’re building a durable asset that prints income for years.Rising rehab prices don’t ruin your business, loose systems do.When your operation is standardized, disciplined, and math-driven, profitability is a function of process, not price swings.Where are rehab costs hurting your margins the most right now?

If you don’t want to refi, that line can fund another asset that has better yield than 1.8%, as long as the spread works.Lifestyle/cognitive load matters too.You mentioned “less landlord issues.”

I can't speak to the entire country, but you're in VA, and I've seen quite a bit of rent-to-own in VA Beach, so this may help: For the demographic you’re thinking about — younger buyers with decent income but affordability challenges — I've seen them participate in programs like shared equity or down-payment assistance more so than rent-to-own for a few reasons: Traditional rent-to-own operates in a different corner of the market than the one you’re focused on.In many areas, like VA Beach, rent-to-own tends to show up with older, more distressed homes that wouldn’t function well as traditional rentals.

.• Central Valley B-markets tend to reward clean, well-maintained properties.Working-class tenants in this region are generally stable, but they also expect responsive management and safe, functional homes.

Cash flow is a function of stability as much as gross rent. 

Cheapest most functional way to remedy that ungrounded issue.  

Start with the essentials, not the cosmetics.A rent-ready home needs working systems, not “wow” factors.Our checklist always starts with:• Plumbing function• Electrical safety• HVAC reliability• Roof conditionIf these aren’t right, nothing else matters.2.

Buy a slightly ugly but functional property.