Meanwhile, working for top companies will get you trained on best practices and skills you just don't learn in school.

Plus Columbia practically banned STRs from what I hear on STR Facebook groups. 

Below is a practical breakdown of the three primary Northern Idaho counties investors look at: Kootenai, Bonner, and Shoshone.🏙️ Kootenai County (Coeur d’Alene, Post Falls, Hayden)Market SnapshotAverage Purchase Price: ~$615,000Average Monthly Rent: ~$2,250Average Annual Rent: ~$27,000Approximate Rental YieldGross Rental Yield: ~4.4%Estimated Net Yield (after ~25% expenses): ~3.3%Investment TakeawayKootenai County is the strongest and most stable market in Northern Idaho.

I have been trying to analyze listings on the market as a start to practice.

We are just beginning in this field, we would greatly appreciate insights and feedback from others on best practices for integrating new owners and properties.

Many successful real estate agents recommend using a combination of study guides, online courses, and practice exams to prepare thoroughly.

Most people read for months but never practice the numbers.

I’ve seen a few ways investors work around this depending on lender and structure:• using short-term bridge / DSCR lenders that allow refi off current appraised value after 6–12 months (often with stricter reserves),• delaying the refi and keeping capital flexible via HELOC or other revolving credit,• or pairing auctions with off-market / MLS deals so not all capital is trapped behind seasoning rules.In practice, I’ve found the safest approach is exactly what you mentioned earlier — make sure the deal pencils conservatively before assuming a fast refi, especially in TX.Are you mainly targeting courthouse steps or online auctions, or open to mixing in non-auction SFHs as well?

If those tools do what they’re designed to do—shorten timelines and reduce administrative back-and-forth—they lower costs in a way that actually helps smaller builders and homeowners, not just large developers.Rates are contributing too.A practical rule of thumb:Every 0.25% drop in interest rates saves about $15–$20 per month for every $100,000 borrowed.That means every 1% drop saves roughly $60–$80 per month per $100,000.Put another way:On a $400,000 mortgage, a 1% rate drop is roughly $250–$300 less per month.This time last year, rates were around 6.9–7.0%.

Financing structure matters far less than whether the asset can reliably produce income.A few practical points:If the building is vacant now, that’s the market giving you feedback.