Housing supply is the other function, and my view as rates increase so does inventory in markets that are coming up to pre-pandemic levels and the inverse in the one's that are decreasing. 

We used to rely on a paid app called Dext to manage receipts, but that was before we had access to Stessa.We haven’t tried out Stessa’s leasing or tenant application features yet, though we’ve seen that functionality is there.

-------------------------------------------------------------------------------------------------------------------------Links to the studies I done to prove PS data is behind by 2wks and only 1/3 what is provided by county records within 170 counties across TX, CA, FL.Please download to get full functionality in Excel.

Insurance has been the largest line item increase for us.

That leads me to contemplate renting for myself (and invest elsewhere), but that is also a bad idea because my largest expense is going into another landlord's pocket, and I don't benefit from all the wealth makers of owning my primary residence.One possible solution I thought of is purchasing a large single family home and doing short-term rentals for each room with Airbnb. 

@Damian Pokoj Warren is the 3rd largest city in Michigan, after Detroit and Grand Rapids.North of I-696 Freeway is mostly Class A and B.South of I-696 is mostly Class B and C.Overall, it's actually a fairly safe city and residents have a lot of job opportunities in other nearby cities.DM us if you'd like more info:)

I'm currently working on a rehab project, and the existing layout isn’t functional.

One of the biggest things I look for that no one mentioned is whether or not the building is "functionally obsolete," meaning the building layout isn't practical for today's expectations (i.e., super tiny bedrooms, stairwells in horrible locations, etc.). 

The negative cash flow bites into this early return but hopefully before the early return is consumed there is some positive cash flow that will increase most years (largest expense is fixed (P&i), property tax is near fixed).You are correct about our evictions being near lowest in the country but if you only look at that, is it a result of quality tenants or the challenges of getting an eviction?  

I love the simplicity, the functionality and it's made me a better investor because I'm doing the financials myself and therefore have to really understand what is happening in my business.