A beachfront condo might gross well, but once you factor $700–$1,200/month HOA plus wind and flood coverage, the deal has to be bought right to cash flow with only 10–20% down.The investors I’m seeing make it work right now are either putting 20–25% down, buying below market, or improving performance through better management/renovation.

Much of the CPA’s work involves reviewing the books, verifying depreciation schedules, and ensuring capital improvements are properly classified.

I’m currently in the process of purchasing my first rental in the Covington / Newport, KY area and I’m looking to connect with other local investors and owners who are active in that market.My main focus is mid-term and short-term rentals, and I’m especially interested in learning:Which neighborhoods are performing best right nowLocal regulations & licensing tipsProperty management experiencesContractor / cleaner / lender recommendationsAnything you wish you knew before buying in the areaI’m a long-time business owner in the property service space (landscaping & fencing), so I bring a very hands-on, operations-minded approach and I’m looking to build long-term relationships — not just make a quick purchase.If you’re investing on the KY side of the river or in the greater Cincinnati market, I’d love to connect, share notes, and help each other grow.Feel free to comment here or send me a message.Looking forward to being part of the local investor community.

Most landlords would recommend spending that $400 on a property improvement the tenant wants.

So the same purchase price can have wildly different cost seg results depending on the land-to-improvement ratio.

Performing notes still pencil at scale, but sourcing channels have thinned out.

Should I wait until I have more cash for a down payment, so I can buy a better performing property in a better neighborhood? 

I’ve seen a lot of investors outsource bookkeeping only to find out later that the books were done wrong, which can cause big issues at tax time or when you’re trying to analyze performance of the property which ends up costing more money in the long run

I am in Cleveland and act as an agent in charge only for good clients, that can afford and will make repairs/improvements to their properties to meet Cleveland's bi-annual Lead Risk Assessment Certification requirements to obtain a rental registration/Occupancy Certification. 

That’s the piece you really want to understand before agreeing to carry paper.On terms —• 7% over 20 years is very favorable… for the buyer• Your 15 yr @ 8.5% is more in line, but still on the lighter side for seller financing given the riskIf your plan is to sell the note, you’ll want to structure it to be attractive to note buyers:• Consider a 5-year balloon (big one — improves resale value)• Make sure you have a strong down payment documented (which you do)• Fully underwrite the borrower (credit, income, ability to repay)• Clean paperwork (note + mortgage/deed of trust done right)Also keep in mind — even with good terms, most note buyers (including on platforms like Paperstac) will discount the note, so your yield needs to justify that on the backend.Simple way to look at it:If you’re taking on bank-level risk, you should be getting better-than-bank returns.If not, you may be better off just selling outright or having a broker place conventional financing and taking your full cash now.The deal works — just make sure you’re getting paid appropriately for the risk you’re stepping into.