You can count pre-rental hours if the work is directly tied to getting the property ready and available for rent repairs, renovations, setup, furnishing, deep cleaning, safety work, etc.

Quote from @William Thompson: One thing I’ve noticed working with a lot of investors is this:People spend a ton of time researching markets, strategies, and financing…but almost no time building the habits that actually keep their portfolio healthy long-term.Here’s the simple truth:Your systems will make or break your growth.Not the market.Not the deal.Not even the interest rate.I’ve seen investors with average deals but great systems outperform people buying in the best markets with none.Things like:Keeping clean booksTracking expenses in real timeReviewing your numbers monthlyHaving a game plan before tax seasonThese aren’t exciting, but they’re the difference between “I think I made money” and “I know exactly what’s working.”Real estate is more forgiving than most businesses… but eventually, disorganization catches up.The investors who last are the ones who treat it like a business early — even when they only own one door.What’s one system or habit that’s helped you stay organized as your portfolio grows? 

There is ways malicious actor's can very readily use BTC to take in $, world wide, wash it clean and reap the rewards. 

A lot of DSCR lenders around here are coming in around 1.15–1.20 minimum, which means anything close to 80% LTV starts to get tight unless the rents are really strong.For example, I ran numbers on a small duplex near High Point:Purchase: $128,000Rehab: $22,000All-in: $150,000ARV: ~$200,000 (based on clean comps)Rents: $950–$1,000 per door is typical right nowDSCR lenders are quoting: 7.5–7.9% rates with taxes/insurance baked inAt 75% LTV, the refi comes out close to $150K  basically pulling out most of the capital.At 80% LTV, the cash-out jumps but the DSCR drops just under 1.15, which some lenders won’t allow.My question is:For those actively doing BRRRRs in 2024–25, what LTV are you comfortably targeting on your refi?

Quote from @Chris Watson: Well, I am not @Michael Baum and pale in comparison to his deals of the day, but this is one all RE owners can use12 Pack of MERV 8 Air Filters is $39.90 ($37.80 for military & veterans)  https://www.homedepot.com/p/HDX-12-in-x-12-in-x-1-in-Standar...Sizes available: 12x12, 12x20, 12x24, 14x14, 14x20, 14x24, 14x25, 16x20, 16x25, 20x20, & 20x25This is a year's supply. 

A lot of units are sitting 10–18 days instead of the old “gone in a week.”Entry-level flips under $260K are still moving, but anything above that needs to be extremely clean to get attention.For those buying or managing in the Triad What trends are you seeing with rents, DOM, and investor activity going into Q1?

I ran into the same issue trying to organize my deal analysis cleanly in one sheet.

I love designing “executive-ready” units…But many hosts think they need to spend $10k+ to make it happen.Not true.Here’s what actually matters:✅ workspace✅ fast internet✅ blackout curtains✅ comfortable mattress✅ clean + neutral aestheticSkip the luxury decor shopping spree.How have you positioned your units to attract higher-tier guests?

You still get higher rates than long term, but with way less turnover, fewer cleanings, and more predictable occupancy.

RentRedi handles applications, leases, rent collection, and maintenance requests pretty smoothly, and Baselane is great for banking, tracking expenses, reporting, and keeping everything clean for tax season.