I find that when people know that their partner has a face, they tend to be more accountable because any recourse event would feel more personal.

From what I’m seeing across BRRRR deals in the Triad (Greensboro / Winston-Salem / High Point), most experienced investors target a refinance LTV in the 70–75% range.Here’s why that band tends to work in practice:• 70% LTV — Most conservative and most resilient.This usually allows investors to:– Recapture the bulk of their rehab + acquisition capital– Maintain strong DSCR even if rates shift– Absorb a soft appraisal without sinking the dealMost lenders also price better in this range, which helps long-term cashflow.• 75% LTV — The “industry standard” for BRRRR refinances.This tends to be the sweet spot where:– You recover enough capital to recycle into the next project– Debt service stays manageable– Cashflow remains positive even with today’s higher rate environmentA lot of Triad investors settle here because the rents usually support it.• 80% LTV — Only works when the rehab is tight and the ARV is rock solid.You can pull more cash out, but:– DSCR compresses fast– Cashflow can get thin– Appraisal risk becomes much higherMost investors only go this high on lighter rehabs or when the numbers are extremely predictable.In short:70% = safest,75% = most common,80% = possible but narrow.Always interested to see what other markets are trending, but these are the ranges that consistently work for BRRRR investors here.

He tends to send monthly emails, and has never responded to anyone you know and never closed a deal.

I'm not sure how your market typically performs, but in our area, November and December tend to be slower months due to the holidays.Have you considered running any specials, such as offering a half-month of free rent, to incentivize new leases?

I can't speak to the entire country, but you're in VA, and I've seen quite a bit of rent-to-own in VA Beach, so this may help: For the demographic you’re thinking about — younger buyers with decent income but affordability challenges — I've seen them participate in programs like shared equity or down-payment assistance more so than rent-to-own for a few reasons: Traditional rent-to-own operates in a different corner of the market than the one you’re focused on.In many areas, like VA Beach, rent-to-own tends to show up with older, more distressed homes that wouldn’t function well as traditional rentals.

And investors who act during uncertainty tend to capture the best opportunities.Had some back and forth about rates that is worth repeating because it frames 2026 perfectly:Short-term mortgage rates are drifting lower.Long-term mortgage forces still have upward pressure.Both things are true at the same time.Short-term pricing has eased — that’s why you’re seeing quotes in the mid-5s.

Also, both universities draw from affluent families, which means the fringe properties tend to be less desirable so the well located properties are all you should be looking at.It is also worth weighing the political environment.

Those tend to fit most TVs and reduce the chance of tenants drilling new holes everywhere.Otherwise, the cleanest approach is:• Remove all mounts• Patch and paint once• Let the next tenant install their own properlyThis keeps walls cleaner, avoids liability, and prevents you from having to troubleshoot someone else’s DIY install.

The first few deals are always scary - sub2's tend to be a safer option if you can find them.

More turnover or tenants that tend to stay longer?