If listings are sitting for months, those properties were bought based on their affordability, not their desirability.

Remote is totally fine for the right person.If this sounds like you, or if you have any recommendations worth exploring, drop them below or feel free to message me directly.Thanks everyone!

Left out entirely,as if buildings never age when students live in them.By the time we apply:✅ realistic student housing ops✅ lender-required reserves…the deal goes from “slam dunk” → “DSCR drop below threshold.”So here’s my question:How are lenders looking at OpEx assumptions right now in student housing?

Quote from @Mark Newton: Hi everyone, my name is Mark and I’m based in Bentonville, Arkansas.

For investors, this means:You don’t have to waive contingencies.You can make cleaner, more conservative acquisitions.You can negotiate based on condition, not desperation.We’re seeing homes sit 40, 50, even 60+ days in price ranges that used to evaporate in a weekend.

Get some pricing and see if it make sense based on the numbers.

Based on feedback here, I added the detailed cost breakdown.For experienced flippers - what am I still missing that would make this actually useful for evaluating deals?

Breaking down financing/carrying costs makes total sense - that’s come up a few times now.The sensitivity analysis is interesting - so being able to test ‘what if ARV drops 10%’ or ‘what if rehab goes 20% over budget’?

Jacksonville does not have a large federal employee base.  

TLDR;By my findings, if you are a long term Airbnb host/Superhost, etc and had your bookings DROP OFF A CLIFF this summer, switch to "Flexible" cancellations and I bet your bookings will go back to "normal".So I have been hosting since 2018hundreds of reviews, still over a 4.9+ score.