Great play, becoming a bigger and bigger fan of this considering the cost of old inventory. 

When the referees can’t agree on the rules, you don’t play the guessing game — you focus on fundamentals.• Rent markets across the country are soft.A massive wave of multifamily completions finally hit.

People get too carried away with living completely for free, but literally cutting your living expenses down at all is still progress. 

On the small residential side (SFR and 2–4 units), it seems like many investors are tightening their numbers and insisting on deeper discounts or stronger value‑add plays before moving forward.​Curious what you are seeing in your market, what’s working for you, and what types of financing or deal structures you think make the most sense with where rates and risk are today.

Inexperienced operators are.A 30K to 70K house is not inherently unstable.What creates instability is an operator who• buys the wrong street• uses retail-level rehab assumptions• ignores the local payment culture• underwrites like a bank instead of an operator• or treats the price point like a shortcut instead of a disciplineWhen you know how to work in this range, the dynamics change completely.Payment consistency improves.Margins widen.Predictability goes up, not down.The price point is not the risk.The risk is not understanding the game being played at that price point.Most investors avoid moderate-price deals because they assume the volatility is baked in.What they miss is that the volatility often comes from the operator, not the asset.That is the part nobody talks about.And it is why the best opportunities are usually hiding in the places most people walk right past. 

Use Pennymac value estimator because it can is easier to use than most other free options.   

And keep in mind, your financing structure will play a big part in your final cash flow, so the numbers can shift depending on how the loan is structured.  1.

No heavy rehabs.Use private money or short-term capital to acquire them.Structure that private money to be paid off within about 5 years - smaller loan, faster payback.Then sell the property on terms using seller financing with a 30-year note to a family who wants to own, not rent.The buyer makes fixed monthly payments for 30 years.After the private money is paid off in year five, the income continues for another 25 years - steady, predictable, and debt-free.In simple terms:You’re financing like a car loan but selling like a mortgage.The result is a portfolio of free-and-clear homes that still send monthly payments for decades, without renters, maintenance calls, or refinance risk.Why it works:Shorter debt horizon = faster path to financial freedom.Selling as-is means no rehab costs or turnovers.Owner-occupants take care of the property.Payments are consistent and long-term.It’s not about leverage.

Small steps like role-playing seller calls, double-checking comps, and reviewing deal structures can dramatically increase your ability to act decisively.A slow month—like December—is the perfect time to focus on confidence-building.

I think where I live plays a factor with Orlando being inundated with REI culture and participants so when there is a good deal it's on the super down low and gets picked up really quickly.