If inspections check out and you keep strong reserves, it’s a stable long-term play.

I’m still active, but the profile of what works has changed.I don’t think performing notes are dying, but they’re no longer a casual, low-touch yield play for small investors the way they were 3–5 years ago.What I’m seeing in 2025–2026:• Servicing and compliance costs matter now.

If you do not have a track record of successful deals, be prepared to pay to play.

Man there are so many pieces to this- this is where a tax strategist comes into play. 

**Appreciation play with high-income stability** – If you have W2 income that can absorb the monthly loss without stress, and you believe in NH seacoast appreciation long-term.

That's a 4-6 month play minimum, and you need capital to sit tied up while you're building the rental income.

Most investors keep chasing the same crowded plays like multifamily and storage.

My wife and I have a combined net worth of over $320k between cash, IRA, 401k, and standard brokerage accounts and we earn over $325k annually with expectations for the income to grow, so we feel like we have a strong financial base to allow us to go out and take calculated risk.As an additional note, we have family/friends in both Orlando and Atlanta so that largely plays a big factor in narrowing down to those two markets as that will us trusted boots on the ground as a long distance investor.

You’re thinking about this the right way, and I want to reinforce a couple of things that will save you years of pain.If you’re planning to be an investor, buying low AND at a discount is the best play.

The Loan Estimate will tell you quickly what you are really paying for that rate.At a strategy level, turnkey long term holds are usually a preserve capital and reduce headache play.