I have spent a life time as a team member, a leader, and a mentor. 

Generally, time spent at the property before it’s listed for rent can count as personal use, especially if you're furnishing, decorating, or getting it “guest-ready.”

I’ve been investing full-time across South Louisiana for several years, and I’ve had to adjust my buy box more than once to stay aligned with the market.But here’s the thing: I actually think the market is so bad, it’s good.Here’s why I’m leaning in while most others are pulling back:✅ Prices are discountedNew Orleans homes are ~14% below their inflation-adjusted trend.

Our buy box is specific to us and will take some time to find the right property. 

I’ve seen investors succeed in areas that didn’t check every box — but they had the right local partners, contractors, and leasing strategy.DFW is worth a deep look.

Hopefully(for your sake) they just spent 1st, last, and a deposit.

It checked all the boxes back then, I imagine even more so now. 

What is your funding box? 

It assumes:Perfect 800+ creditLow LTVA DSCR of 1.25+No adjustments for property type, seasoning, or locationMost real-world deals don’t check every box — so when the actual rate comes back higher, it creates confusion and frustration.

Time wise, more time is spent on the video showing physical cash than explaining the 'system'.