That’s why you overestimate rehab and underestimate ARV—because, God forbid something happens, you can absorb that loss.To combat the three issues above, you have to do the following:Buy as low as you can.

Investors step in because we’re willing to absorb the risk, fund the repairs, and take the market exposure.Flipping doesn’t “create” high prices.

With 100% equity, keep leverage cheap and flexible: price the rehab with two fixed bids, then choose between a low‑doc HELOC on the Ohio SFR, a local bank rehab line, or true private money for speed; avoid hard‑money unless the spread easily absorbs fees.

Right now, more than any time in recent history, focusing on location and quality over quantity is where you can absorb costs better and generate better margins.

Right now I am just here to absorb and learn what I can for now.

If the numbers work, a full reno is still an option but as Jaron mentioned, being able to absorb unexpected expenses or extended timelines is going to make or break deals for the forseeable future. 

When you start stacking projects, I like a hybrid: separate, deal-specific loans for each property to keep books clean and exits flexible, plus a revolving line of credit as your shock absorber for earnest money, draws, and surprises.

Those that respond “$0” or something ridiculous, you can request income documentation from them to justify.Don’t be afraid to share with them how much your property taxes & Insurance increased and that YOU cannot afford to absorb them.ALWAYS get an increase or something of value annually when rents are increasing or tenants will start thinking they should never have an increase, making future increases that much more difficult to negotiate.

You can also add a small side business in the same entity to help absorb the loss faster.You’re doing fine, just focus on creating consistent income, and it’ll balance out.

With AIRBNB the consumer is not worried about “who” pays “fees”, they just want to know the total price AND be able to easily compare pricing of different accommodations for the same time period.I’ve seen the following reasons for the decline in bookings mentioned in this thread: Government shutdown, competitors unknowingly absorbing the cost of the increased fee.