They may, however, take longer to obtain financing (compared to Hard Money loans).What is the reason for looking at Hard Money... is it due to your credit score?

No one knows what the future will bring but if you look at the increase in housing prices for San Diego and compare that to the best case scenario cash flow for an out of state rental San Diego appreciation is going to come out on top by a long shot.

The main question you need to ask yourself-- is my house being compared to flips or ones that need renovation?   

In the homeschool movement, we saw two groups of people.

I have a 13 rental homes and I am having difficulty figuring out how to compare my BRRRRs to other investments (like a CD return or Mutual fund return). 

Hi Whitney,Talk to an attorney local to the property.You might be able to get a financial judgement (trebled).Step one might be to get three bids on (comparable) replacement systems.American Standard, Bryant, Carrier, Lennox and Trane are names of some furance and A/C (HVAC) manufactures.And realize a new furnace A/C (HVAC) might force you to change the thermostats too (or not).Trying to figure out costs on this yourself (with any resprayed insulation up there) might be pretty tough, (plus you have to buy whatever new refrigerant is required in your area--and the new stuff can be very very expensive).You might be able to pick the brand you like best, or the one fastest installed vs the cheapest...ask an attorney.Also, in a financial judgement, you have to collect...lien their wages or bank accounts (to the extent you are allowed to do so by THEIR Locality).

In real estate investing and all of life, it's a challenge not to compare ourselves with others and wonder, why that investor gets deals done and I don't?

Meaning that they will agree to do the early work with the understanding that if you go forward with the project, they will get paid if for the spec and forward work if and when there is capital (debt or equity) to pay for the spec and forward work.Even if you can’t get either of the parties to spec the work the time and cost to do the early work is short and comparatively modest.

I am not sure they will move up quickly, but there will be upward movement in 2022. 

I have one more, seems like I am full of questionsI have a town close to me that is smaller, not much there; real estate is still relatively economical compared to the DFW Metroplex.