The initial news is not positive, we will continue to see rental pricing decrease, inventory increase, and time to fill units increase for the majority of 2026.

Now it seems like many lenders are pulling back and not accepting any transfers from AMCs not on their panelists, or not accepting a transfer if the new appraised value is 20% higher than the initial purchase price.  

Initially looking at Gainesville, FL; as we're there multiple times a year for work, but very much open to other similar markets, if anyone has any suggestions. 

I’m assuming it may have been a wellness check initiated by a friend or family member.

This market rewards initiative and creativity far more than waiting.Yesterday alone, I had six people ask for my DSCR lender, and I’ve made several CPA introductions this week.

It also sounds like you have some questions on the BRRR steps where you utilize the "renovation" step to evaluate the amount of cash needed to inject into the property to ensure you have enough ARV Equity to pull out your initial captial and enough for the next down payment.I typically advise using your Realtor, loacal GC and Banker to run the numbers in advance which is actually the easy part. 

Some people think that ADU valuations will improve but in Ca the initial statewide ADU rules are now a decade old.  

It's probably something that rides on top of the inflation but not very likely to double or triple your initial investment opportunities for sure.

I plan on making my first trip out in early 2026 for my initial due diligence and research / interviewing General Contractors, Agents, Lenders.

In my early years of investing I remember going to some free real estate sessions.