Louisville punches above its weight, and a lot of that culture traces back to Harry’s willingness to teach and empower.Personally, I sit down with Harry at least once a year to review my numbers—what I’m doing right, what I should change, how to protect myself, and how to think ahead from both a legal and tax standpoint.

With our smaller properties and resort-style rentals, we retain an average of 80-90% month over month, all year round. 

Too many lenders have adopted a "Fannie/Freddie" style of UW these as well.  

Yeah — a lot of banks/lenders have minimum loan amounts (often $100k+), so you’re running into overlays more than anything.If you’re open to a DSCR-style refi or a small-balance portfolio option, there are a few lenders that can sometimes go below $100k depending on credit, LTV, and whether it’ll be a rental.

That’s a strong position to be in, especially paying cash and already having renovation experience.One option that fits really well here is a BRRRR-style exit, even if you don’t label it that way.

Lots of training and classes that actually teach you how to start as an agent.

But you need to put 3x the effort into the attraction side, because that’s what creates a high-quality applicant pool in the first place.Here’s how I think about it, operator-style, using the 4 P’s.1) Better PropertyNot just presentation.

.• You cap the loss once• You free up capital and bandwidth• You avoid 10 years of hoping the math fixes itselfMany investors underestimate how powerful not carrying a bad deal can be.Option 3: Improve economics without refiBefore injecting $30–40k, explore:• Roommate or mid-term rental strategy (if HOA allows)• Employer-backed or furnished rentals• House-hack style repositioning if layout allowsThese are operational fixes, not financial ones, but sometimes they bridge the gap.The biggest mistake to avoidHolding purely because “it should appreciate” while ignoring opportunity cost.

The right choice depends on your goals, your management style, and how you want your portfolio to behave.

Many other operators I met referred to him as the king of sober living, teaching other operators.