WE have SFRs in Memphis too and  depending on square footage costs seem in line

If you used DIY cost seg software, then you pushed it too far.

Are you finding that asset-based approvals (funding the deal rather than the credit score) are helping you stay competitive?

I have said this for years: a turnover costs us at least $5,000. 

It's a common misconception that you need to do a cost seg before year end, although I think less people are falling into that trap. 

But for those who are active in real estate; I’ve owned probably 300 properties; 400 notes, 15 businesses, and many more partial interests; the 4 or 5 times The outlier event occurred is well worth the cost of protection.  

LOTS of experienced flippers busting their hard money loans, so that will kill your profits quickly if you pay another origination fee and all your holding costs.

Cost segregation studies are most beneficial when you have non-passive income to offset or you already have other passive income.

I'm trying to get a ballpark estimate of what it should cost to paint the interior of a 4 bedroom unit in Shaker Heights. thanks! 

Are deals easy enough to come by, or is it hyper competitive and difficult just find them?