John, sounds like you run your shop with real care and precision.

Certain areas of town like west knoxville typically see more demand than others, generally bc of access to better schools and shopping.

With HELOCs you’ll still need some cash down and terms vary so it’s best to shop around with local banks and credit unions that are investor friendly.

Shopping around.

Homes are sitting longer, and nearly half see price adjustments before they sell.Top 2 Takeaways for Buyers:You have time to shop smart.With average days on market up to 44, the frantic “act in 24 hours” market is easing.

He is a one stop shop when it comes to acquisitions, staging and managing.

I knew who they were but they didn't affect me at all.All this does is reinforce the fact that arbitrage is not the best strategy.Like @John Underwood said, this isn't the first large player to close up shop.

So, owners mistakenly think price is the only differentiator – and look for a PMC like they’d shop for groceries☹We encourage you to learn from the mistakes of others by reading posts here on BiggerPockets from owners that picked a PMC solely by price and regretted it.We recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Even if someone gives you a referral, do NOT make the mistake of assuming that just because a PMC met their expectations, they’ll meet your expectations.

I've been window shopping to try and calibrate my eyes to spot properties that have room for upgrades in order to try and meet 10% forced appreciation in the first year.

They have different structures for different services and you can shop around.