I've read that there are 1M+ more registered golfers since the Pandemic and the fastest growing demographics are 18-35 year olds and women.

Quote from @Tracy Thielman: Noticing that cash flow-focused properties tend to be easier to keep stable through tenant turnover.

For furnishings my taste tends toward modern, somewhat minimal and expensive so I have to watch the bottom line.

Demand is strong, vacancy is low, and it has that established neighborhood stickiness that tends to hold value even during slower markets.

It tends to resurface during periods when housing affordability becomes strained and traditional 30-year loans no longer keep monthly payments manageable.

From what I’m seeing across BRRRR deals in the Triad (Greensboro / Winston-Salem / High Point), most experienced investors target a refinance LTV in the 70–75% range.Here’s why that band tends to work in practice:• 70% LTV — Most conservative and most resilient.This usually allows investors to:– Recapture the bulk of their rehab + acquisition capital– Maintain strong DSCR even if rates shift– Absorb a soft appraisal without sinking the dealMost lenders also price better in this range, which helps long-term cashflow.• 75% LTV — The “industry standard” for BRRRR refinances.This tends to be the sweet spot where:– You recover enough capital to recycle into the next project– Debt service stays manageable– Cashflow remains positive even with today’s higher rate environmentA lot of Triad investors settle here because the rents usually support it.• 80% LTV — Only works when the rehab is tight and the ARV is rock solid.You can pull more cash out, but:– DSCR compresses fast– Cashflow can get thin– Appraisal risk becomes much higherMost investors only go this high on lighter rehabs or when the numbers are extremely predictable.In short:70% = safest,75% = most common,80% = possible but narrow.Always interested to see what other markets are trending, but these are the ranges that consistently work for BRRRR investors here.

RealPage is strong too, but it tends to be better suited for mid- to large-size portfolios with more units under management. 

I find that when people know that their partner has a face, they tend to be more accountable because any recourse event would feel more personal.

More turnover or tenants that tend to stay longer?

I'm not sure how your market typically performs, but in our area, November and December tend to be slower months due to the holidays.Have you considered running any specials, such as offering a half-month of free rent, to incentivize new leases?