What seems harder to control right now is DOM stretching longer than expected, especially when buyers get more selective or financing tightens.Even an extra 30–45 days on market can start eating into profits once you factor in interest, taxes, insurance, and utilities.A lot of investors I talk to are adjusting by:• Focusing on lighter cosmetic rehabs• Pricing a bit more conservatively upfront• Building larger buffers into MAO

Neighborhood selection and buying right are the biggest factors right now.

I told Dr Margolis that if he wanted to get the lead poisoning rates down from 17% they should practice targeted selection, using the housing condition data collected and GIS data; they should select all properties rated in poor condition with children under 6 living in the home.   

Sellers seem more selective or just sitting tight.

Why are you selecting Erie PA?

Now I'm selective -- I'll take thin cash flow in appreciation markets because the equity gain over 5 years crushes the monthly income anyway.

We’re combining financial analysis with hands-on experience to build a long-term rental portfolio.We are currently underwriting multi-unit rentals and select flip opportunities.

This timeline provides a cushion—if one or more replacement properties falls through, we still have time to secure alternatives before the 45-day identification deadline.1031 ConsiderationsBelow are some considerations that you should be aware of:Before listing the property you plan to relinquish, select a 1031 exchange agent.

I sold out of most my single and multi family, although I still own a select few in great locations. 

From what I’m seeing in the last few deals here in the Southeast (FL/GA) and beyond, the private money landscape is a mixed bag right now — but there are real opportunities if you know where to look.What seems to be working:   • Strong operators with solid comps and exit strategies still get fast private money   • Lenders are more comfortable with seasoned investors and repeat sponsors   • Private lenders are still writing P+R deals, especially with interest reserves factored in   • Clean deals with realistic ARVs and conservative rehab estimates get tractionWhat’s slowing deals down:   • Underwriting is tighter — lenders want better LTVs and clearer exit plans   • Appraisal uncertainty can stall approvals, especially in softer micro-markets   • Some private lenders are leaning toward bridge/equity splits instead of 80/20 purchase + rehab   • Newer investors without track record are seeing longer review cyclesRegional nuance:In Florida & Georgia, I’ve heard of a handful of private lenders still willing to commit on P+R — but they often want:   • 65–70% LTC   • Clear exit strategy (BRRRR exit, sale comps, rent rolls)   • Detailed scopes + contractor quotesThose tightening terms aren’t deal killers — they just reward preparation.My takeaway:Private money hasn’t disappeared — it’s just more selective.