The more deals you analyze, the sharper your gut check becomes.Contractors rarely hit bids exactly, markets shift fast, and surprises are part of the process—so leave yourself enough margin to stay profitable even if things go sideways.

Here’s a synopsis of the Case Shiller Housing Index 2008 - 2011 “Nationally, home prices fell approximately 27% in 2008, but Phoenix experienced a much sharper decline, losing around 56% of its value”.  

It’s just more competitive and requires sharper skills.

cash flow is still doable, just takes sharper numbers and planning these days with rates up.

This deal made me a sharper, tougher investor.

This deal made me a sharper, tougher investor.

Also, shop around a bit more—sometimes local credit unions or smaller lenders can offer better terms on DSCR deals.If you want, I can connect with you and might be able to give you sharper pricing.What’s your timeline?

Your instincts will get sharper with every deal you look at. 

A few strategies I’ve seen investors use:Focus on newer builds or fully renovated homes that meet current wind mitigation and roof standards—these can qualify for lower insurance rates.Shift to inland markets (like Ocala, Lakeland, Gainesville) where insurance and entry costs are more manageable than coastal areas.Partner with local property managers who already have preferred insurance carriers or bundled policies that help reduce costs.Factor in high reserves and underwrite conservatively—many investors are skipping deals that would’ve worked 2 years ago.Creative financing like seller financing or subject-to deals can offset the cost pressure from insurance and taxes.Would love to hear what others are doing too—it’s definitely a market that requires sharper pencils these days.

You might get some sharper insight into the lending process, but you could also get that by partnering closely with a good broker or loan officer without taking on the full licensing burden.If you’re serious about scaling, it might be smarter to build strong relationships with multiple brokers, private lenders, or even consider setting up a fund or line of credit, rather than trying to straddle two hats (investor + licensed broker).