It means stress is starting to show—and stress creates conversations that weren’t possible six months ago.At the same time, sellers now outnumber buyers by roughly 530,000, the largest gap ever recorded.

Once the property is placed in service, you're absolutely right that you'll want to find ways to increase expenses and decrease the amount you capitalize.

Hi Cameron, YOu can use HELOC's to acquire more rentals, but whether you should depends on how conservatively you use it.But keep in mind that HELOCs on rental properties are harder to get than on a primary residence. fewer lenders, lower LTVs, higher rates, and stricter seasoning.If you go this route, stress test for:-Variable rates-Strong cash flow coverage-A clear exit plan (HELOCs work best as short-term/bridge capital)-Portfolio-level riskUsed conservatively, HELOCs can help you scale.

You could possibly decrease your 401k savings (which would increase your taxable income), and shift this savings over to your brokerage account. 

It rewards creative ones:offers that address timing,offers that solve payment stress,offers that restructure debt,offers that give sellers a way out without blowing up their finances or pride.In slow markets, most buyers wait.The ones who win step forward.If you’re an investor or buyer sitting on capital, this is not the moment to be passive.

I always tell investors to stress test deals for vacancies, realistic maintenance, and professional management even if they plan to self manage.

Agree with the points here about averaging comps and stress testing.

If you stay conservative, clearly separate each phase of the deal, and stress test the numbers, your model will serve you well and keep you out of trouble.

Verify in-place rents, confirm realistic operating expenses, stress test interest rates, and see if it supports the debt without creative structuring.

Exact cash to close is $27,356, ARV is $285k (stress-tested), and rehab is budgeted at ~$55k with a targeted 6-month exit (underwritten to 12).