That’s not competition — it’s pain suppression.Upfront costs, training, abstraction, contractual lock-in, and gated access to your data all become strategic leverage points.

@Mike Poe Loading a new year is probably the biggest single block of work.

To start with, we have several rentals and have a great group of tenants that pay on time, maintain the properties and have very few issues to deal with . . . with one notable exception.  My wife and I kid each other ...

However, my biggest pain was from different rental properties, tenant will complain the garage door opener is not working or the facuet is leaking again. 

From the feedback received, buyers don't like solar panels despite being paid off as it's pricey to remove and or maintain, converted garage area space is not functional, not having covered parking and the price are pain points.

I’ve been doing our taxes as long as I can remember with H&R Block.

When buyers know what you’re looking for, deals start coming to you instead of you chasing houses block by block.

The kind of multi-family your are most likely to find is locally referred to as a "double block".

I would personally go with Pilsen, south side can be very block by block.

With markets feeling more segmented lately, I’ve been rethinking how I anchor ARV during early deal analysis.Instead of relying on a single comp or peak-sale comparison, I’ve been leaning toward:• ARV ranges (low / mid / high) rather than one number• Heavier weighting on the most recent 60–90 day sales• Noting spread between list vs. sold prices in the same pocket• Treating appreciation as a bonus, not a givenI’m finding that even within the same zip code, buyer demand and pricing tolerance can shift block by block depending on condition, financing availability, and buyer profile.Curious how others are handling market data right now:Are you tightening ARV assumptions, using wider ranges, or changing how you comp altogether?