The great answer to the question is there is no one answer that fits all.

I would actually recommend people adjust their buy box like you are doing as long as it still fits within your overall goals and expertise.

It would have to be dscr or something similar rather than conventional.Rob, I am familiar with a group that might be a good fit, but you would have to purchase a few at once to make it work, as they have a minimum loan amount of 75k on a small portfolio, but single properties at ~$55k would be tough, even for DSCR.

When it comes to how much “profit” or buffer to leave in a deal, there’s no one-size-fits-all number, and it really depends on your market, the property, and your comfort with risk.Many investors aim to leave around ten to twenty thousand as a cushion, like your agent mentioned, but what matters more is that the deal still makes sense after all costs (purchase, rehab, holding, financing, and resale or refinance).

Realistically a SFH that you house hack while confirming that the AZ summer is a good fit for a year might be the realistic route to take. 

Key is look for your angle. 

No system is one-size-fits-all.Here’s what I see working best for STR operators and property managers:QuickBooks Online + OwnerRez Is One of the Strongest CombinationsA lot of my investors and small property management clients eventually move to QuickBooks Online because it integrates directly with OwnerRez and automates most of the manual work you’re doing now.

They often have attorney relationships already in place.Check with your local Chamber of Commerce — they usually have a directory of professionals in the area, including attorneys who specialize in landlord and investor needs.Hope this helps, and good luck finding the right fit!

Quote from @Yoni Meth: Hey All,I’m currently investing in Columbus, OH, and generally happy with the market, but I’m looking to expand into another area where single-family home prices are more in the $100–$150K range.My criteria:Strong cash-flow potential (ideally close to the 1% rule).Reasonable appreciation upside.Population growth and a diverse job market.Normal/Reasonable property tax rates (nothing extremely high that kills cash flow)Neighborhoods with acceptable crime levels, preferably C and above, avoiding high-risk “D” areasIf anyone has experience in markets that fit this profile, or recommendations for cities/markets worth exploring, I’d appreciate your insights.Thanks!

Robert, great question – I hear this a lot.The biggest underwriting pitfalls I see over and over aren’t the formulas, they’re the assumptions:Underestimating taxes, insurance, and utilities (especially after a sale when taxes reset).Being too light on repairs/CapEx – roofs, HVACs, turnover costs, and unit upgrades.Not stress-testing debt: DSCR at higher rates, lower rents, or slightly higher vacancy.Assuming rent growth and exit cap rate that are too optimistic for today’s environment.Having one “master” spreadsheet that tries to handle every deal type and ends up clunky and hard to trust.Most investors really need a simple, custom template tied to their specific buy box and risk tolerance, not a one-size-fits-all model from the internet.