We have a lot of new construction/ cookie cutter homes going up for the same price point as any BRRRR I would buy.

Generic, cookie-cutter homes are facing intense pricing pressure, while unique, design-forward properties are commanding premium rates and winning bookings.

And trust me as a first time investor, this one cookie cutter SFH will take up a good amount of your time. 

If it's a hairy deal that involves a lot of my effort calling lenders, presenting and getting LOEs, exceptions, etc.. then I will charge more compared to a loan that is cookie cutter. 

The Federal government has rigged REI for success.

It’s about context, not cookie-cutter rules, and dismissing that as a "rookie move" overlooks the nuance that experienced investors understand.

Having an attorney represent you in a transaction can be very useful if you lack experience or knowledge - even people of advanced knowledge utilize attorneys for all but cookie cutter transactions.  

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No one pics up the phone and email responses take days and are very cookie cutter.

Because most properties in our area and in our personal budget are cookie cutters with HOA, it makes it hard to look for Airbnb or rental potential.