I recently closed on a BEAUTIFUL 4 plex in Northwest Arkansas. 

It is not close to downtown, does not have some old beautiful houses, high crime is not changing, income of the people is not changing and there is not a bunch of new development in the area. 

That’s the beauty of real estate & building generational wealth.

Leverage from existing rental can be a beautiful thing but pulling from the correct bucket is crucial.

Good question, this one’s tripped up a lot of investors.Under the One Big Beautiful Bill Act, the 100% bonus depreciation applies only to assets both acquired and placed in service after January 19, 2025.

Had to use 4 different calculators, re-enter the same data each time, and manually compare results in a spreadsheet.My workflow:BiggerPockets calculator for conventionalFHA.com calculator for FHA loansRandom DSCR lender site for non-QMExcel to compare everything side-by-sideRip my hair out...I'm curious how everyone else handles this.

If I had to ballpark it I would say 20-30% higher than non themed comps that beautiful, just not themed. 

Are there still 9 beautiful southern belles for every guy?

The place is in a beautiful country setting surrounded by fields but is very adjacent to Interstate 74.

Your home is beautiful and is just down the street from where I live.