That is why it is critical to document appliances in the contract with the model and serial numbers if possible and verify them again at final walkthrough.

If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

The VA or FHA servicer qualifies you based on standard debt-to-income ratios, and self-employment is handled through tax return documentation, not a bank statement premium.

Are you documenting dates/times this started?

The tenant can 'deny access' all they want, but a competent PM knows how to post a 24-hour notice of entry for repairs and get a locksmith if needed (or at least document the refusal for the court).

Document your casual contractor convos with follow-up texts.

To do so, they defer maintenance items, even though by law, and based on the Governing Documents of most projects, the Board's Number One Job is to maintain, protect, and preserve ALL common elements of the project.

In some cases, it can be shorter with documented extenuating circumstances, but two years is the typical benchmark.

@Tab Teehee that is called paper lots, where you obtain entitlements , i.e. zoning, subdivision plat, construction documents. 

Something I’m seeing more of lately with BRRRR investors isn’t deal flow — it’s refinance friction.The buy and rehab go fine.The numbers look solid.Then the refi doesn’t come back the way people expected.And the reason usually isn’t the property.It’s tighter underwriting.Lenders are looking harder at:Insurance costsReal, stabilized rents (not pro forma)DSCR margins after refiClean documentation of rehab expensesA year or two ago, some of this slid by.In early 2026, it doesn’t.The BRRRR investors who are still moving smoothly are adjusting early — padding their numbers, documenting everything, and assuming more conservative refi terms from the start.BRRRR still works.But it’s less forgiving if you’re cutting things close.For those running BRRRRs right now — what’s been the biggest surprise at the refi stage?