I run a Co-Investing Club where we invest passively in real estate deals, usually putting in smaller amounts like $5K at a time so we can diversify and spread risk.

I’m seeing a mix of:• Entry-level value-add SFRs in South Austin• Heavy fixer flips with good spreads• Small infill lots that builders like• Occasional higher-end fixers in West Austin• A few lower-priced opportunities outside the cityCurious what everyone else is targeting right now.What’s your current buy box?

My portfolio is approximately 1,300 units, made up primarily of single family rental portfolios with some multifamily properties, spread across several states.I’m spending more time in Tucson as of late, and I am starting to expand my operation into this area, thus I would like to meet established investors, lenders, agents, and anyone involved in rental housing or acquisitions.

Inventory is tight, spreads are slimmer, and many local investors are either waiting for better margins or shifting into mid-term rentals, ADUs, and value-add holds instead of traditional flips.That said, we’re still seeing a healthy amount of fix-and-flip activity in other parts of the country, curious what you’re seeing on your end?

The numbers offered a clean spread, making it an ideal wholesale-style deal.

If you value flexibility, liquidity, and are confident you can get better returns elsewhere — keep paying minimums and invest the spread. 

Create the biggest spread from purchase to ARV as possible.

You can do the same with a simple spread sheet.

**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.

That is the name of the game, the bigger the spread the more you can invest and the sooner you can get your money working for you.To build off of what I said above track your numbers.