@Jacklyn Robins we've run into these ugly surprises so many times when taking over from other PMC's that over a decade ago we made taking videos, to supply to owners, standard practice.There's no excuse NOT to take & supply videos with today's technology!

What’s helped us is watching leading signals of new supply, not just Airbnb listing counts.

-Single-family home months of inventory expanded to a 4.7-months supply, up from 4.2 months a year ago.

To our regular sources...I thank you...you seem to be rarer and rarer these days. 

I am a busy medical professional hence don't have much time outside of my regular work but very motivated to diversify my income and investments.

Hit up supply stores, talk to guys doing work, get 3 estimates for everything.

Thanks.Alexander, there're 20+ of us regularly posting and answering questions on the BiggerPockets Tax Forum:https://www.biggerpockets.com/forums/51-tax-legal-issues-con...and here're some tips on the selection process:https://www.biggerpockets.com/forums/51/topics/1222774-expla...Feel free to connect with any of us.

Many tools rely on a single national database or applicant supplied info, which can miss records, lag behind court updates, or fail when data does not match perfectly.Why reports may come back with no hits:Most records originate at the county level first.Some courts do not update national systems regularly, if at all.Reporting laws require exact name and DOB matches, so slight variations get excluded.Automated systems cannot legally fill in gaps, they can only return what the database shows.Depending on state reporting laws, self reported records may be excluded if they fall outside what that state legally allows to be reported.Why self digging is high risk:Googling names, court sites, or social media steps outside a compliant screening process.Any information used in the decision making process must be accurate, verifiable, and consistently applied.If an applicant requests the consumer report used for the decision making and the answer is “I found it online,” that is not defensible and invites Fair Housing challenges.When verification happens inside a structured, repeatable process, many operators can move forward with confidence without doing extra digging.

We did get a little over our skis on apartment supply however.

In multifamily, operators must react to interest rates, supply, demand, leasing velocity, and expenses in real time.4.