The next step is understanding how the numbers actually work in real markets and what makes a deal worth keeping versus flipping.Focus on mastering these four pieces:• buying deep enough below market• knowing your rehab budget before you close• using lenders who loan based on ARV• and running the refinance numbers before you ever swing a hammerOnce you understand those, BRRRR becomes a repeatable system instead of a one-time project.

.: I'm looking to learn in depth about your process and dive deep into the real estate loan process.

I would take some deep breaths, sit tight for a bit and enjoy the fruits of your labor! 

In the same breath, the tri-state area is far from investor friendly (at least from my POV).

I'm also looking for MTR or mx use in this area currently residing in deep ellum looking for another place 

As inventory expands in these higher-end pockets, pricing strategy matters more than ever.Opportunity Zones Inside KnoxvilleA few segments are particularly interesting right now:Properties listed too high by unrealistic sellersThese often take reductions and can be acquired under market value.Dated homes in great school zonesThese are still gold—families want them, but buyers aren’t rushing, giving investors breathing room.Move-up homes where sellers need a quick transitionAs the market slows, more sellers become motivated when their next purchase depends on their first sale.Buyers Are Back to Looking for Value — Not EmotionDuring the peak market, buyers jumped on anything.

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.

It gives you more breathing room if the transition between homes takes longer than expected, and it doesn’t tie up your current property quite the same way a HELOC does.If you’re confident your home will sell soon and you’re comfortable with the short-term risk, the HELOC is fine.

Are the pockets just not deep enough yet?

My name’s Caty Deaton — I’m based in Kentucky and work on the dispositions side of real estate investing, helping connect investors with off-market properties nationwide.I’ve been diving deep into wholesaling, creative finance (Subject-To, seller finance, wraps), and multifamily deals.