The great part is you can still find affordable properties in the $120–180K range that hit the 1% rule and cash flow, and the long-term appreciation potential here is really strong.

And I've heard of some who will go into the 80% and 90% LTV range, but I doubt that would yield positive cashflow on most properties - so that seems dangerous to me.

The market is still affordable enough to find properties in the $120K–180K range that hit the 1% rule and cash flow from day one, plus it’s very landlord-friendly, making property management a lot simpler, even for out-of-state investors.

Appraisers often value basic reno features in the $10K–$20K range (kitchen, bath, flooring), but buyers pay based on emotional appeal and finish quality.Use true sold comps within 0.5–1 mile, last 3–6 months, same bed/bath count and style.

As a builder, I target about 15-20% profit per build ($500k-800k price range, low-mid in my area).

With rates testing the lower end of the recent trading range (4.0% on the 10-year) and origination supply picking up, the market faces stiff resistance to rally further from here without a jolt from softer inflation.

What is your price range/down payment amount?

Hopefully this will help.Proper Insurance: Offers comprehensive coverage specifically tailored for short-term rentals, including replacement cost coverage and robust liability protection.Allstate: Offers HostAdvantage, a home-sharing insurance program designed to supplement existing homeowners policies for short-term rentals.CBIZ: Specializes in vacation rental insurance with wide-ranging coverage, particularly suitable for homes with additional amenities.Foremost Insurance: Known for its comprehensive vacation rental insurance policies, making it a top choice for many property owners.Obie: Stands out for its focus on short-term rentals, offering tailored policies for this specific market.Steadily: Provides vacation rental property insurance that can be customized to fit the unique needs of short-term rental owners.RentalGuardian: Offers specialized short-term rental insurance products, including options for both property and liability coverage.InsuraGuest: Provides technology-driven insurance solutions specifically designed for the hospitality industry, including vacation rentals.

I moved here from Portland in 2020 and now own 10+ rentals, and it’s one of the few markets where you can still find homes in the $120–180K range that hit the 1% rule and cash flow from day one.

She has a wide range of contacts for maintenance and will go above and beyond for her clients.