We’re prioritizing recession-resilient assets.. properties with stable cash flow, conservative leverage, and operators who have strong local expertise. 

Since REP can wait till 2026, make 2025 your foundation year: lock a tight STR buy box that works on conservative, non-peak rates, confirm Westminster regs before every offer, and underwrite each deal two ways (STR base case and midterm fallback).

This is relying on a 35% expense ratio, which I believe many would argue is conservative and should be higher.Round Number Case Study:$12,000 Monthly Collected rent$4,200 Monthly Expenses (35% Assumption)$7,800 NOI$7,800/$500,000 = 15.6% cap rate

Before you pull cash, lock your buy box and process: target light or hybrid BRRRs in solid working‑class areas, underwrite to be all‑in at or below roughly three‑quarters of a conservative ARV, and make sure it still cash flows after refi at today’s rates.

Upscale MTRs can earn more, but demand is less predictable, so stress-test your numbers with conservative rates and occupancy.

Over-renovating kills your profit here.The smartest flippers stay in the middle of the market, simple layouts, cosmetic-heavy rehabs, nothing fancy.If you’ve got solid contractors, a good lender, and you stick to conservative numbers, flipping can still work in Nashville.

I was ok with the BP calculator numbers which were conservative, but his….nice!

However our buy box was conservative.  

There are several other out-of-state cities that can give you stronger cash flow and easier scaling, especially as a long-distance investor.Other Markets to Consider:Akron / Canton, OH – Very affordable, excellent rent-to-price ratios, stable economyHuntsville, AL – High job growth, strong appreciation, landlord-friendlyBirmingham, AL – Low purchase prices, reliable cash flow, good PM infrastructureColumbus, GA – Military + manufacturing presence = stable rents, growing job marketTips for Picking the Right Market:Run the numbers first – GRM, cap rate, cash flow after taxes, insurance, PM fees, and vacancyTalk to local property managers – get real maintenance & turnover costsVisit or virtually tour neighborhoods – check schools, crime, amenitiesUse conservative underwriting – always build in a cushionI’d suggest comparing 2–3 of these markets side by side before making your first purchase.

If we sell we will both conservatively walk with around 40k a peace possibly more but I don't see any way it would be less.