Great play, becoming a bigger and bigger fan of this considering the cost of old inventory. 

We’ve always been long-term, buy-and-hold investors, we’ve got about 75 units, mostly single family and small multifamily here in central Arkansas. But like a lot of folks, we dipped our toes into the short-term renta...

well it only takes one :)  my play there on the penninsula has been scarcity lets see if that plays out on this one.  

Hey if you had 1,000 dollars to invest in real estate what would be the most efficient route you would take ? 

I'm currently playing this game at the moment.

I wanted to ask — who's really playing games here?

In those instances yes you have to play matchmaker.

I wouldn't have borrowed money to put into the stock market as the bulk of my net worth was already in stocks, so it was kind of a diversification play...and I wanted to see if I could make money not using any of my money...since the HELOC was revolving credit.I learned that I won't ever buy a rental house in my state again. 

These are long-term plays.

Everyone breaks down the BRRRR method like a formula — buy cheap, fix it up, rent it out, refinance, repeat.But after watching a lot of investors run this play, there’s one step almost everyone misses:Documenting the rehab with the same intensity you use to negotiate the deal.Most investors keep the closing docs tight…But once the rehab starts, everything gets blurry — receipts in pockets, random Home Depot runs, Venmo payments to contractors, and no clear separation of what should be expensed vs. capitalized.Then tax season hits, and suddenly no one remembers what that $2,300 payment from five months ago was for.The investors who scale smoothly are the ones who:Track every rehab cost in real timeSeparate materials and laborLabel what was a repair vs. an improvementStore photos and invoices in a single folderIt doesn’t feel exciting at the moment, but it makes your refinance cleaner, your deductions clearer, and your long-term numbers way stronger.BRRRR works best when your backend is just as organized as your acquisition.How do you all track your rehab expenses?