Tell the truth.

The ranges and downside cases are underwriting, so my first filter is what I check before I give a deal an hour of my life.Coming from multifamily, I start with data + truth: can I get a rent roll/T12 (or at least consistent basics) and does the story actually match what’s being shown?

Key things to look for when searching for an agent:- Honesty and transparency... someone who isn't afraid to deliver hard truths about your idea on pricing, the property's condition/appeal, etc.- Resourcefulness: someone with a good network of buyers, other brokers/agents, attorneys, inspectors, lenders, title companies, contractors, etc. - A marketing plan that can be described thoroughly- Past client reviews and testimonials that reflect what the agent says during your meeting- Track record - someone with relevant sales experience and past salesTo best vet agents:- Ask them to explain how they market properties... dig deeper and ask follow-up questions as needed to get as many details as possible- Ask them how they'd price the property... listen to hear how they justify their recommendation- If there are any concerns you have (i.e. interior or exterior condition of the property, size of the property compared to recent comps, location, title concerns, etc.) ask the agent how they'd address these concerns- Check online reviews, social media pages, etc.Getting recommendations is key so I'd recommend using BP's search feature to find previous posts about (or by) local realtors.In my network of agents, the name Jessica Edwards has come up with respect to Wilmington, NCAll the best!

So just keep the LOE truthful and broad.

That's roughly 12% net return on ARV, and most experienced flippers won't touch anything under 15-20% because of hidden costs.Here's the hard truth: your 5k rehab estimate will probably run 75-80k by the time you find the foundation crack or mold in the wall.

Here’s how to keep it tight:The 3x Rule: If they don't make 3x the rent in gross income, any small car repair or medical bill becomes your financial problem when the rent comes up short.Trust, but Verify: Credit scores are okay, but rental history is the truth.

Here’s how to keep it tight:The 3x Rule: If they don't make 3x the rent in gross income, any small car repair or medical bill becomes your financial problem when the rent comes up short.Trust, but Verify: Credit scores are okay, but rental history is the truth.

In this area that we live in being so close to the Mexican border, there is a lot of Mexican money flowing in and out of our area whether it be illegal or legal, that's just the truth. 

The sad truth is, most clients make too many assumptions, and simply do not appreciate the complexity of what a PM does.

Great question — and honestly, most frustration doesn’t come from the software itself.It usually comes from how it was set up (or not set up) in the beginning.I’ve seen people struggle with:Spreadsheets that get too complex or inconsistentQuickBooks that wasn’t configured for real estateStessa / Buildium not matching how they actually operateReports that don’t show property-level performance clearlyThe truth is, you can track rentals in:ExcelQuickBooks DesktopQuickBooks OnlineStessaBuildiumOr almost any accounting platformThe tool matters less than:Proper setup (chart of accounts structured correctly)Clear procedures (how and when you record transactions)A consistent system (monthly updates, document storage, property-level tracking)Personally, I like QuickBooks Online because it’s flexible and scalable, especially as portfolios grow.