Many are anchoring to older or weaker comps to avoid scrutiny, which is why you’re seeing big step-downs versus prior appraisals.On the cash flow approach, a lot of appraisers are using market-derived cap rates that lag reality or reflect lender caution more than true buyer behavior.

It is a lot easier said than done, but it's better to avoid the stress and cut your losses early on.

Then still compare those rents to market, because inherited rents can be below or above market.Convert comps into a realistic rent numberTake your comps and group them into three bucketsInferior, similar, superiorAnchor your estimate to the “similar” bucket, then adjust up or down for key drivers like parking, in unit laundry, renovated kitchen, and separate utilities.Use a conservative number for your underwriting, then optionally a “market rent after light rehab” number as a second scenario.Underwrite expenses properly, this is where beginners missAt a minimum includeVacancy, 5 to 8 percent depending on the submarketRepairs and maintenance, often 8 to 12 percent of rent on small multisCapital reserves, another 5 to 10 percentProperty management, 8 to 10 percent even if self managing, so you can compare deals consistentlyTaxes, insuranceWater sewer trash if owner paidLawn and snow if owner paidLandlord paid utilities if anyUse two quick valuation checksRent based checkCap rate or NOI multiple is less reliable on small residential, but it still helps you avoid overpaying based on rent.Sales comp checkCompare to similar duplexes and small multis that sold recently, but the rent numbers are what will decide if the deal works for you.Run the deal through a one page summaryPurchase priceEstimated market rent per unit and totalTotal monthly expenses and NOILoan terms and monthly paymentCash flow after debtCash on cash returnDSCR if you are using DSCR financingI hope this helps.

You avoided all the extra hoops that come with an investment loan, and that 2.9% rate is absolute gold, so you’re right not to give it up.You've gotten some good answers others have mentioned, you technically could try to move the property into an LLC by changing the deed, but with a conventional loan, that often runs into lender restrictions or due-on-sale issues.

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

We tend to build in a reserve cushion for unexpected expenses and overestimate the timeline to avoid carrying cost surprises.

Since most IRAs don’t have enough cash to buy a property outright, investors often use non-recourse loans — financing where the lender’s only collateral is the property, not you personally.Key things to know about non-recourse loans:Expect larger down payments (often 30–40%).Leveraged income may trigger UDFI/UBIT taxes, paid by the IRA.Lenders often require cash reserves inside the IRA.All expenses and payments must flow directly through the IRA.Self-employed investors may benefit from a Solo 401(k), which often avoids these debt-related taxes.When buying property this way, you don’t personally own the house — your IRA does.

Their systems are already built for speed and consistency, and avoiding one bad tenant often more than offsets the leasing fee.Just my experience and take. 

The right agent helps you avoid bad deals as much as they help you find good ones.

It’s not just about getting the best rate — the hassle of dealing with unresponsive servicers, clunky websites, and constant changes can really wear you down.It’s wild that you’ve had to file CFPB complaints just to avoid getting charged unfair fees.