While he knows standard dimensions well, I found myself providing my own ideas for floor plans to get the most out of the square footage.The buildings or lots we work with are tight, so we do have to be very creative, but I found that my general contractor (/investor partner) and I are finding much better floor plan ideas than he did and I wasn't impressed by his creativity.For example, for a flip we were able to fit 2 master bedrooms where he proposed a far less efficient design, and on a rental, I had to point out that we could extend the building length by 4 feet and that he was too conservative with the rear setback.

───The price range that consistently wins:$100K–$150K* # Deals: 15 deals* Avg CoC: 7.5%* Avg Monthly CF: +$179/mo$150K–$200K* # Deals: 4 deals* Avg CoC: 2.5%* Avg Monthly CF: +$82/moThe $100K–$150K band is where the math works in this market.

I prefer not to have multi metered main panel, for a variety of reasons (with the cost being the bigget factor), I should not be forced to have one for the attached ADU I am planning.Would like to know if I have any recourse to this separate meter-panel requirement from PGE.Thanks,An@Ani Chat from my reading this exception to separate meters it is only for attached units that are either entirely within an existing building footprint or don’t extend beyond the dimensions listed in the state legislation.  

That’s certainly what pushed me to look elsewhere.That said, I’ve always found “best markets” discussions a little unsatisfying.Rules of thumb like the 1% rule are great, but they tend to focus on a single dimension.

There, you can pick up B and C-class multifamily with real positive cash flow, strong Section 8 or market rents, and plenty of value-add opportunities.

Before I go deep on comps, rehab line items, or exit strategy, I’ve been tightening up how I screen deals on the front end.Lately, instead of anchoring on a single ARV or best-case rehab, I’ve been pressure-testing deals using: ARV ranges (low / mid / high instead of one number) Rehab bands (cosmetic vs moderate vs heavy)Explicit known vs unknown risks (interior access, occupancy, title, etc.) 

When it happens twice, it’s usually a process signal.Vegas isn’t necessarily “subpar,” but certain price bands do attract thinner financial margins.

It’s banded by submarket, asset class, and vintage.Broad current market ranges I’m seeing underwritten and traded:Houston:• Core / newer Class A: ~4.75%–5.25%• Class B (good submarkets): ~5.75%–6.50%• Class C / tertiary: ~6.75%–8.0%+San Antonio:• Core / Class A: ~4.75%–5.50%• Class B: ~5.75%–6.75%• Class C: ~7.0%–8.25%+Lenders and buyers are underwriting closer to exit caps +50–100 bps depending on rent growth assumptions and leverage.If you can share submarket, vintage, unit count, and business plan, the group can help sanity-check whether your UW is realistic for today’s debt environment.

Thanks Shawn, appreciate itIt’s a 3/2 single-family in a rural part of Lauderdale County.Target ARV is in the $140K–$150K range based on recent retail-ready sales within reasonable distance bands.

I focus on stabilized B‑ and C‑class workforce housing in small Kentucky markets because these assets offer strong in‑place yield, predictable tenant demand, and operational upside without relying on aggressive rent growth assumptions.