Replacing aging water heaters is also smart—it improves reliability and can be a selling point later.

If your goal is to find deals, then you can automate deal flow through cold texting. 80% of the process can be automated and delegated.

.), and it returns a full underwriting breakdown:Base / downside / upside returnsP&L, DSCR, CoC, sensitivity tablesFlood + insurance risk for FloridaNext-step checklist and “what would change my mind” summaryIt uses conservative defaults (7.11% 30-yr @ 75% LTV, 5% vacancy, 3% expense growth, etc.) and calls out when you should check with a CPA, appraiser, or attorney.You can try it here on ChatGPT by searching for “BRRRR Brain” in the GPTs section.If you want cold, math-driven underwriting instead of hype, it’s worth testing.TRY IT OUT HERE!

Always document everything before you think you need too.2) Relationships > Numbers (Most of the Time) -  The best deals I've ever gotten/done didn't come from cold data - they came from warm, even my closest relationships. 

Practice your cold calls without the noise of heavy competition.Tighten your CRM.

I’m considering a 1031 exchange and would like feedback from investors who have experience with mobile home parks, particularly smaller, park-owned operations.Current Property (Selling):Duplex purchased in 2021 for approximately $145,000; estimated current value around $210,000\Loan balance: about $90,000Gross rent: $2,400 per monthNOI: approximately $16,000–$18,000 annuallyCash flow after mortgage: around $750–800 per monthLow management requirements and stable tenantsReplacement Property (Under Consideration):Seven-unit mobile home parkAsking price: $395,000Rent: $750 per unit plus $40 for water (total $5,530 per month; $66,360 annually)100% occupied with long-term tenants, several in place four to five yearsAll homes are park-owned, purchased between 2016–2018 with metal roofs and Hardie sidingOwner pays water and sewer (aerobic septic); tenants pay electric and trashMaintenance handled by one individual for $400 per month using personal equipmentGravel road, well maintained; potential to add one or two additional homesMy Pro Forma:Vacancy: 5%Expenses: approximately 40% of effective gross income (includes water, insurance, taxes, maintenance, mowing, etc.)Estimated NOI: $37,800Financing assumption: $255,000 loan at 8% interest, 25-year termAnnual debt service: approximately $23,574Projected cash flow: about $14,250 annually ($1,188 per month)Cap rate: approximately 9.6%Cash-on-cash return: around 10% on $140,000 downDSCR: 1.6 (strong coverage)If the price can be negotiated to the $360,000–$370,000 range, the cash-on-cash return improves to roughly 11–12%.Pros:Consistent, well-maintained units with matching exteriors.

Bathrooms in terms of water exposure. 

The borrower didn't move forward because the rate increased due to the lower DSCR, and the borrower was receiving less cash out.This property was part of a larger portfolio that my client was considering refinancing, but wanted to test the waters with 1 property first.

"likely to go under water": Why?

Even if bought below market value, one major capital expense—like a roof or water service line—can erase all perceived equity.