Higher competition on well-priced properties and sellers who often list closer to retail value.Off-Market (Direct-to-Seller or Wholesalers):This route can offer bigger discounts and better BRRRR potential.

It costs about $20/month (or $108/year if you grab the BiggerPockets discount), and like Innago, it supports ACH, debit, and credit card payments.

The lower price points on paper do look better but those margins can get wiped out.

More experienced investors can get closer to the 10–15%  (sometimes better) range since lenders feel more comfortable rolling more costs into the loan.The numbers also shift based on the deal itself—buying at a deep discount lowers your cash-to-close, while tight ARVs or riskier rehabs push it higher.

That way, you protect your margins and avoid overestimating the resale value.The real takeaway here is to focus on buyer perception and market behavior, not just acreage numbers.

It was great this weekend the first item I searched for was a $900 headboard she had on Wayfair that I found for $220 at Home Depot minus 10% military discount and 10% cashback through topcashback making our true cost ~$180. 

Don't discount your local knowledge when zooming out. 

Too many change orders will quickly eat into your profit margin.- Lastly, and possibly most importantly, the cheapest contractor does not always mean the best.

Some deals might only leave five thousand, while others could leave thirty, depending on numbers and risk.Think of it this way: the “leftover” is your safety net for unexpected costs, and your margin for profit.

**OPERATING COST REALITY CHECK:**- Insurance: +29% YoY (coastal exposure + reinsurance crisis)- Maintenance: +24% (labor + materials)- Property Taxes: +22% (reassessments catching up)- Condo Fees: +45% since 2021 (SB 4-D structural compliance)**MARKET DYNAMICS:**- Luxury ($1M+): 10.2 months inventory, seeing 10% discounts- Single-family: 6.4 months, still climbing 4% annually- Condo/townhome: 12 months inventory (buyer's market forming)**CAP RATE SPREAD:**- Miami core (Brickell/Downtown): 4.7%- Suburban (Doral/Kendall/Homestead): 5.3%- 60bp spread = biggest arbitrage opportunity in years**INVESTOR BEHAVIOR SHIFT:**Seeing capital rotate from luxury spec plays → workforce housing with stable cash flow.