Since I know a lot of folks here invest in South Florida, thought I'd share the key findings:📊 Key Data:- Luxury inventory at 10.2 months (discounts averaging 10%)- Operating costs up significantly: Insurance +29%, Maintenance +24%- Cap rate spread: 4.7% (Brickell) vs 5.3% (Kendall/Doral)- Condo fees up 45% since SB 4-D passedFull report with neighborhood breakdowns: https://thsld.com/miami-property-management-trends-2026What are you seeing in your markets?

**OPERATING COST REALITY CHECK:**- Insurance: +29% YoY (coastal exposure + reinsurance crisis)- Maintenance: +24% (labor + materials)- Property Taxes: +22% (reassessments catching up)- Condo Fees: +45% since 2021 (SB 4-D structural compliance)**MARKET DYNAMICS:**- Luxury ($1M+): 10.2 months inventory, seeing 10% discounts- Single-family: 6.4 months, still climbing 4% annually- Condo/townhome: 12 months inventory (buyer's market forming)**CAP RATE SPREAD:**- Miami core (Brickell/Downtown): 4.7%- Suburban (Doral/Kendall/Homestead): 5.3%- 60bp spread = biggest arbitrage opportunity in years**INVESTOR BEHAVIOR SHIFT:**Seeing capital rotate from luxury spec plays → workforce housing with stable cash flow.

I’ve been able to offer wholesalers $10,000 to $25,000 below their already discounted prices and for the most part, I have been getting those properties.

For those exploring note investing — how do you evaluate yield versus discount when analyzing a deal?

Quote from @James Hamling: @Don Konipol have you ever ran into: The Desperate Discounter - He's calling, texting, e-mailing again; wants to talk, says he "needs" a deal, is seriously looking, gotta connect.

It also matters if it's a Deed of Trust or if it's a Mortgage or if it's a Sheriff's sale.Frankly, an HOA Sheriff's sale is treated much differently than a Tax Sheriff's sale.And, In fact, one strategy is to purchase a discounted 2nd from a lender, who believes the 1st will be foreclosed and the 2nd will be wiped out anyway.

I’ve obtained some truly sensational “discounts” by being able to close deals anywhere from 24 hours to 3 days.

KW doesn’t.A few reasons it works well for new agents:Top-tier training (real business building, not “good luck, kid”)Investor-friendly environmentMassive national network for referrals and collaborationCulture that isn’t cutthroatTeam-building models if you want to grow beyond being a solo agentCoaching and systems that shorten the learning curveIf your priority is cheap splits and “being left alone,” go to a discount shop.If your priority is actually learning to be a skilled, profitable agent—and potentially building an investor-agent business—KW is one of the few brokerages built for that.Happy to answer questions or point you in the right direction if you want more detail.

The Mello Roos are something to look out for but I will say that the neighborhoods with Mello Roos are generally nicer than those without, so I wouldn't discount them just because of it.

Don't know about desperate, however if you contact @Zach Lemaster He has significant relationships with builders who are offering steep discounts and I think rate buy downs for Zachs clients.I would start there.