You’re not wrong the swing you’re seeing is real, but the mistake most people make is trying to model cost seg too precisely at the property-selection stage.

Your CPA and the cost seg team will need precise numbers to classify everything correctly.

However, the owner occupied duplexes fetch a premium for precisely this reason.

A women's attention to detail far surpasses a males precision.

Supply continues to outpace demand — and that’s precisely where opportunity forms for investors who approach the market intentionally.And here’s where the leverage really sits:Imagine getting an offer in front of a seller before they delist.

You counter with 65% of your targetThey counterYou go to 85% of your targetThey counterYou go to 95%Final offer: Use a weird specific number like $2,847 (not $3,000) and throw in something non-monetary like "and you handle the tenant lawsuit if they file"The weird number makes it seem like you calculated everything precisely.

This is precisely why people who live in an HOA need to stay involved.

To truly gain a competitive edge and step ahead of the masses, you must understand the micro-market: the specific neighborhood, the street, and the block.This is precisely why seasoned investors recommend partnering with a specialized agent—someone who doesn't just know the city, but lives and breathes the specific pockets where you intend to buy.

They're not limited to specific tasks, but they're not handing massively complex, multi-step, multi-touch point tasks with 100% precision either.

THIS is why I go back to Biggerpockets forums - amazing and precise advice from experienced professionals.