What that data tells me (and what I’m watching):If you buy a small multifamily or SFR and can rehab/tidy it up enough to rent at or above market, cash flow is still possible even with moderate rents.Spread between “average rent” and “median rent” means location, condition, and tenant-targeting matter — there’s upside if you get a good unit.Occupancy near 94% gives a decent margin for vacancy/outside-unit repairs, which makes buy-and-hold & value-add smaller buildings viable.Question to experienced Triad investors:With rents and occupancy staying relatively stable, what’s your threshold now for a deal to be “worth holding” (cash flow + rehab + safety margin)?

A disaster.No single party is responsible, coordination breaks down, and warranty issues become unresolvable.A real GC must control the project or decline it.Lesson 10: Turning Down Work When Safety Is at StakeWe routinely refuse “lipstick only” jobs on unsafe properties.Examples:• Major electrical hazards• Structural sagging• Mold and moisture issuesCovering it up is dangerous and unethical.We’d rather lose a job than help someone sell a ticking time bomb.Closing: What I’m Proud Of After Two YearsI’m still learning, but I’m proud of what Off Leash Construction has become:• Honest, transparent scoping• A field team led by Paul that values systems over chaos• A culture that won’t compromise on safety• A process that treats investors as long-term partnersIf you’re an investor, I hope this helps you evaluate contractors more clearly.If you’re a contractor, I hope it challenges you to operate like a real business.There is massive opportunity for investors and service providers who take this seriously.

@Matthew CookHey Matthew,Maryville has solid job growth and safety, but if you’re open to other opportunities, the Midwest has a lot of undervalued, off-market deals with strong cash flow potential.

At best, maybe an expensive private or alternative lender would consider it, but even that’s a stretch.In my opinion and most importantly beyond the financing hurdles, you have to ask why a seller is willing to carry a 30% second up to the full purchase price instead of selling the property in a normal, arms-length transaction.

@Dustin AbnerHey Dustin, a hole like that usually gets flagged on a conventional appraisal because it’s considered a health and safety issue.

How do you find the ideal insurance policy without spending an arm and a leg? 

Only rehab what actually impacts safety, rentability, and longevity.You’re not building your dream home.You’re building a durable asset that prints income for years.Rising rehab prices don’t ruin your business, loose systems do.When your operation is standardized, disciplined, and math-driven, profitability is a function of process, not price swings.Where are rehab costs hurting your margins the most right now?

For example:GENERAL MAINTENANCE SAFETY AND TENANT OBLIGATIONS ADDENDUMThis Addendum is incorporated into and made part of the Lease Agreement between Landlord and Tenant for the Premises.

Start with the essentials, not the cosmetics.A rent-ready home needs working systems, not “wow” factors.Our checklist always starts with:• Plumbing function• Electrical safety• HVAC reliability• Roof conditionIf these aren’t right, nothing else matters.2.

The goal isn’t just to have the money — it’s to optimize for safety and liquidity.High-yield savings accounts (HYSAs) are popular because they offer immediate access to cash while earning more than a checking account.