That inventory is being absorbed slowly, but from the sidelines it’s been tough to watch owners struggle through slow lease-ups Sounds similar to what you're currently facing.  

The clear path forward is simple: SFH construction in strong markets where sale price per square foot can better absorb today’s costs.

Whenever I load new leases, I reduce the rent by $1 and absorb the fee.

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.

There are certain expenses that are either fixed costs or simply easier to absorb in more expensive real estate.

Consider finding a mentor who would take you under his/her wing and absorb everything you can.  

That’s fine—but you need to own real estate that can absorb those mistakes. 

Higher-end homes in the same markets can absorb those cost inputs; starter homes cannot.

North Florida and Phoenix are both unique markets, so that experience will translate really well as you get settled into the Midwest.It’s always exciting and a little overwhelming stepping into a new market, but connecting with local investors and just absorbing how people are buying, holding, and flipping here will give you a fast head start.

Investors step in because we’re willing to absorb the risk, fund the repairs, and take the market exposure.Flipping doesn’t “create” high prices.