.📊 Key Market MetricsHome prices: Down ~2–4% YoY (median ≈ $276K).Price cuts: ~28% of listings cut asking prices.Days on market: ~118–121 (up from ~103 last year).Inventory: Approaching 4–5 months of supply → shifting toward buyer’s market.Condos: More supply, longer sales times, higher HOA + insurance costs.Short-term rentals (STRs): ~60% occupancy, solid in peak months but more competition.Financing: Mortgage rates easing slightly but affordability still tight.💡 What Investors Should KnowCash flow > appreciation – Buy properties that pay today, not just someday.Condo caution – Watch for HOAs, insurance, and oversupply dragging returns.Inland & off-peak areas – Better value, steadier long-term tenants, lower entry cost.Negotiating power – Cooling market = leverage for buyers.STR playbook – Professional management, upgrades, and pricing tools are must-haves.💰 Investment Buyer OpportunitiesMotivated Sellers: Nearly 30% of listings cutting prices → room to negotiate.Single-Family Homes Inland: Lower prices + stronger year-round rental demand.Retiree-Focused Housing: Steady demand in 55+ and low-maintenance communities.Small Multifamily (2–4 units): Rising rents + less competition = strong buy-and-hold.Fix & Flip: Longer DOM = distressed sellers and below-value buys.✅ Bottom LineMyrtle Beach is shifting from a hot seller’s market to a more balanced one.

Either way, you’re setting yourself and your family up for long-term success.

Love seeing long-term thinking like this Turning a singlefamily home into a retirement investment plan shows the power of patience and adding value over time.

I'm a stay at home mom and over the last year just started doing investing as my job.

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

I’ve spent the last 10+ years working hands-on in new home construction, remodeling, and residential project management.Recently, I launched Roman Property Developments (RPD) with the goal of transitioning into investing—starting with wholesaling off-market deals and eventually growing into new development projects.I know I’ve got a lot to learn on the investing side, but I also believe my construction background gives me a leg up when it comes to evaluating properties, estimating repairs, and seeing the potential in undervalued deals.Looking to connect with other investors, buyers, and pros here in Michigan.

The last few years we’ve been primarily focused on improving operations and improving our existing portfolio to boost rent/take care of non-sexy, but necessary capex because the returns we need vs seller expectations just didn’t make sense for us.

Go get long GOOGL or long quantum ETFs.

Avg Appreciation over last 10 yrs in my area: ~8% annually Equity paydown over next 5 yrs based on amortization schedule: ~27kBought home for 400k, appraised at 485k.FHA loan, 30 yr, 5.875% int rate, MIP is $175/mo.Strategy: Date the rate for 4-6 yrs, pray int rates drop to 4-5%, re finance into conventional with LTV less than 80% due to existing equity, take off PMI/MIP, have a lower int rate, and cash flow ~$200-250/mo.Good deal?

At the same time, rushing into something unprepared or forcing the issue in a market just for the sake of owning real estate can have long term negative impacts om your credit, financial health etc.