For us, that usually took 12 to 18 months before I was confident we could replicate the model elsewhere without losing momentum in the original market.Here’s how I looked at it:First 6 months were all about testing marketing, lead flow, and building buyer relationships.Months 6–12 were about refining those processes, hiring or training an acquisitions rep, and starting to step back from the daily grind.Once it becomes easy going from lead to acquisition to exit I’d start laying the groundwork for the next market: choosing a title partner, testing ads, building a soft buyer list.By month 12–18, I could usually make the shift without losing focus on the original market.I also waited until I had a dispo manager and lead intake fully delegated, so I wasn’t bouncing between markets.

Its no longer soft. https://ibb.co/N2jW5F49.

Permitting and design – Entitlements, zoning variances, environmental studies, architectural reviews, and NIMBY opposition all add time and soft costs.

I'm looking for an experienced handyman that would be able to repair soft subfloor and replace lvp flooring.

What if I planned to have a friend move in at the end of the lease 3) mostly it hurt “soft” LL that had let their rents get far below market rent.  

It’s a standard business practice that can be highly beneficial to sellers who want quick, hassle-free transactions and to buyers who are looking for good deals.Now, to address your concern about "gurus" and inexperienced investors: Yes, there are some who may not fully understand the market or how to properly conduct business, but that doesn't mean the entire industry should be painted with the same brush.

I'd never touch Cape Coral. new construction is so soft there new builds are selling there for $180 a square foot which is insane.

•Wall Color: A light neutral like greige or soft white brightens things up.Clean and updated, beats fancy, for the best bang for the buck. 

You're asking the right questions, especially around local vs. out-of-state BRRRRs.local vs out of state, how to decide: Staying Local Pros:Easier to learn the process hands-on (walk properties, meet contractors, see issues in real time)Faster response time when things go wrongSimpler team building — you can drive and shake handsCons:In high-cost areas like NorCal, cash flow and BRRRR math often don’t work unless you find a unicornAcquisition costs tie up more capitalARV jumps can be slower in soft markets Out-of-State Pros:Entry price is lower, so your equity can go fartherBRRRR-friendly markets (Indy, Ohio, KC, etc.) have stronger cash-on-cash returnsYou're forced to build a business, not a job (because you can’t do it all yourself)Cons:Harder to vet contractors and PMs remotelyIf something goes wrong, it's tougher to course-correct quicklyTrust is everything — and harder to earn at a distanceMany investors I’ve worked with start local for deal #1 or #2 to learn the ropes, even if the numbers aren’t perfect — then take that confidence and equity out-of-state to scale smarter.Others with super tight local markets (like the Bay Area or L.A.) will build a strong remote team upfront and jump right into affordable BRRRR markets, accepting that they’re learning from afar but making the numbers work better.It sounds like you’re just a step or two away from being ready — paying down that credit card and accessing equity is a solid move.

Then does recouping those up front soft costs make the final numbers very difficult to cash-flow?