Hard money or private money lenders will give you cash with an interest rate commensurate with the risk - 12-14% with several thousand dollars of fees on the front end. 

This one is a newer build townhome in an A-class Bluffdale neighborhood — great location, newer construction, and easy to manage long term.Property OverviewProperty Type: Townhome – newer build, A-class neighborhoodPurchase Price: $480,000 (market value)Down Payment: $70,000Underlying Loan Balance: about $410,000Interest Rate: 2.375% fixed through December 2051Loan Start: December 2021Monthly P&I: $1,755Taxes/Insurance (Escrow): $470Total PITI: $2,225 per monthRented: $2,495 per monthServiced through Escrow SpecialistsProtection: Recorded Notice of Interest on titleWhy I Bought ItThis isn’t a big cash-flow play — it likely breaks even after reserves — but the rate was too good to pass up.

**OPERATING COST REALITY CHECK:**- Insurance: +29% YoY (coastal exposure + reinsurance crisis)- Maintenance: +24% (labor + materials)- Property Taxes: +22% (reassessments catching up)- Condo Fees: +45% since 2021 (SB 4-D structural compliance)**MARKET DYNAMICS:**- Luxury ($1M+): 10.2 months inventory, seeing 10% discounts- Single-family: 6.4 months, still climbing 4% annually- Condo/townhome: 12 months inventory (buyer's market forming)**CAP RATE SPREAD:**- Miami core (Brickell/Downtown): 4.7%- Suburban (Doral/Kendall/Homestead): 5.3%- 60bp spread = biggest arbitrage opportunity in years**INVESTOR BEHAVIOR SHIFT:**Seeing capital rotate from luxury spec plays → workforce housing with stable cash flow.

If you weren't living there you could get a dwelling policy that only covers the building (since the contents wouldn't be yours.).I would go with an independent insurance agent, because they can shop a number of insurance companies for your best rate, whereas if you just went with a "State Farm" or "Geico" type company you will just get their one rate.

Recently have come into 500K and looking to see best recommendations on how to move this into real estate.

Here in our local residential market in Northern Nevada there was a notable uptick in homes contracted and a corresponding decrease in days to contract in October I think largely in response to downward pressure on rates.

Rates are dropping quick right now.

If your an OOS investor or don't know the neighborhoods if your closer I think 1 of the best ways to find these would be find some pms with better ratings in your market and  ask them where they see the best markets. 

Quote from @Annette Barnett: Looking for opinions on the best cities with pop of 500K or more for highest combo of cashflow/appreciation over next 5 to 10 years and with median home prices under $350K.

With rates staying high, I’ve been noticing more sellers offering their notes.Anyone else seeing a shift in the note market recently?