Many of our areas have lower prices this November when compared to last November.

Full disclosure, I started lightening up on RE 10 years out from retirement as I don't want the responsibility, liability and headaches as compared to what a total stock market index fund and small percentage of cash/bond type things provide.

Even if you don’t use us, I’d recommend talking to lenders who specialize specifically in investor deals (not retail mortgages) and understand rehab + exit planning.Charlotte has solid fundamentals, and areas like Uptown and Concord can work — just be sure the numbers make sense for your strategy, not just the market story.Happy to share general insights if you want to compare structures or think through the financing side.

It's all about comparing the loan amount to the property's appraised value.

. $245 per square footRental & ownership perspective:This type of property could work for:An owner-occupant living in one unit and renting the otherFriends or family members purchasing togetherOr a buyer holding both units as a long-term rentalAccording to HUD Fair Market Rents, a 3-bedroom apartment in Exeter in 2024 rents for roughly $2,500/month (actual rents may vary).Financing assumptions (illustrative only):Conventional loan with 5% down (~$42,500)Estimated closing costs of 2–3%, bringing total cash needed to roughly $65,000Exeter (like other towns in the SAU16 district) has higher-than-average property taxes compared to the stateWith 2024 interest rates in the high-6% to low-7% range, estimated monthly payment (principal, interest, taxes, insurance) would be around $7,400.Who this type of property may fit best:🏠 An owner-occupant looking to offset housing costs🤝 Friends or family co-buying to access a high-quality Exeter property📈 A long-term investor prioritizing appreciation and stability over short-term cash flowCurious to hear others’ thoughts 👇Is mid-$800k’s what you’d expect for a 2-family in Exeter today?

The most important step is comparing the full cost of capital and ensuring the loan structure supports your exit strategy.

(Compared with 3.9% for the U.S.)2.

There are other players in the game to compare with like Kenny Bedwell at STR Insights or Bill Faeth's coaching.

Eric,, I think why people go for the fund model is the idea that they are spreading their money into multiple notes being held by the company.. while in theory this is great but as you noted you don't really have any security compared to being the beneficiary of the debt instrument IE debt is in your name. 

On paper, it is much easier to walk away from and has a (comparably) higher rate of default.Unfortunately it does become a numbers game of "how much am I willing to sacrifice for cash in my pocket now".