I’m staying active but stricter: tighten the buy box to durable B/C neighborhoods, underwrite to in-place income first, and only chase value I can control like better management, lease-ups, and light turns.

Here’s the listing:--> https://www.zillow.com/homedetails/398-402-Boston-Post-Rd-Wa... price: $350,000My plan:Live in the smaller homeRent the larger home immediately (after light cosmetic work)Use FHA (3.5% down) + CHFA (down payment assistance)Reduce my personal housing cost as much as possibleSlowly fix my unit over timeBuild equity and eventually refinance to help fund a future businessNUMBERSPurchase Price Target:Offer target: $260,000Expected seller counter: $275,000–$300,000Currently listed at: $350,000FINANCING (FHA + CHFA)FHA 3.5% downDown payment covered by CHFA assistance programEstimated interest rate: ~6.5–7%MONTHLY PAYMENT ESTIMATES (P&I + Taxes + Insurance)At $275,000 purchase:Mortgage (P&I): ~$1,775Taxes: ~$420Insurance: ~$150--> Estimated Total: ~$2,350/monthAt $300,000 purchase:Mortgage (P&I): ~$1,940Taxes: ~$420Insurance: ~$150--> Estimated Total: ~$2,510/monthRENTAL INCOME ESTIMATE (Big House)Based on local comps:Low: $1,700/monthTypical: $1,800–$1,950/monthStrong (clean/paint/update): $2,000–$2,100/monthMY OUT-OF-POCKET HOUSING COST AFTER RENTIf I rent the big house at $1,900/month:At $275k: ~$450/monthAt $300k: ~$610/monthIf I rent at $2,000/month:At $275k: ~$350/monthAt $300k: ~$510/month(I currently pay $0 in rent living with family, so my goal is to keep my costs low while building equity.)REHAB ESTIMATESBig House (rent-ready):Cleaning + paint + small fixes: $1,000–$3,500Optional cosmetic upgrades: $2,000–$5,000Small House (my unit):Cosmetic repairs only: $500–$3,000Optional improvements (done slowly): $2,000–$7,000Major systems (worst-case ranges):Roof: $8k–$12kBoiler: $4k–$8kElectrical panel: $1,500–$4,000Plumbing repairs: $500–$2,000 typical(Inspection will tell me more.)CASH NEEDED TO CLOSEWith CHFA:Down payment: $0 out of pocketClosing costs: varies, but often reducedExpected out-of-pocket: $1,400–$1,800Inspection: $400–$600Appraisal: $500–$700MY FINANCIAL POSITION(To give you context for risk tolerance)Income: $5,000–$6,000/monthMonthly bills: ~$2,600Emergency fund: $10,000Credit: 717Access to 0% APR business credit card (likely $8k–$12k limit)Currently pay $0 rent (living with family)MY QUESTIONS FOR THE COMMUNITY1.)

They are a large company that has buying power and a network of contractors realtors and others to do the work. the owner, Zach also here on BiggerPockets and has a stellar reputation for customer serviceFor cons - people will view some companies in a negative light because of this, but the reality is the individual who is thinking negatively is typically inexperienced and doesn't understand the businessbut....this is a reality as someone who has been in this space for almost 30 years.Contractors realtors, and others one day could be an A player and do great work.

On buys, prioritize stable areas and light‑lift assets you can turn fast; on sells, price to the last comp and watch showings weekly.

The Senate’s procedural vote signaled bipartisan momentum to keep the lights on through January.The shutdown froze key agencies, delaying CPI, PPI, and jobs data.

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.

Don’t forget the $10k damages clauseThis honestly saves you here.If they continue smoking and you later decide not to renew, you are contractually covered for the cost of remediation, and odor removal is expensive:Ozone treatmentsKilz sealing every wall/ceilingRepaintingCleaning ductsReplacing blinds, fixtures, sometimes carpet/flooringTen grand goes fast.Bring this up gently, not as a threat, but as a real cost they will be responsible for if the smoking continues.6.

For BRRRR, tighten a simple buy box first: solid B neighborhoods, safe streets, 3/1 or 3/2 SF homes that already rent near market with light-to-medium rehab.

If you were in my spot today — asset-rich but income-light — would you still pull some equity to get started, or hold tight until rates ease up?

We chose a builder who uses better quality fixtures and materials.