That one shift changes everything about how you underwrite, negotiate, and think about improvements.The other thing that catches people off guard is how deep due diligence goes.

That said, typically the most common way a GP will structure a development water fall is with a return of capital, accrued preferred return, sponsor catch up and a split on any profits beyond that. 

That's a lifestyle reset.And the infrastructure is catching up to the demand.In just the first two months of 2026, Governor Beshear announced 18 new projects totaling $1.4 billion in capital investment — with more than 1,100 jobs set to be created.

Hello, I have a home that I took over with the quite claim deed Its needs about 50 K and renovations, home is worth about 307 the only catches that the owner still has 100 K mortgage on it.  

Agents see: • what actually sells vs what sits• which neighborhoods quietly appreciate• how pricing moves before the public data catches up• where distressed or transitional assets appear Most investors are trying to reverse-engineer those signals from the outside. 

At that price point you can definitely find duplexes pulling close to $2k/month in secondary markets — just not in the hot metros like Atlanta or Seattle proper.The catch is exactly what others said: cheaper properties tend to come with more tenant turnover and deferred maintenance.

That math gets brutal fast on anything over $150K/unit in most Midwest markets.Marcus, your point about the tax reassessment catching you on DSCR deals hits home.

I also use Forewarn to screen applicants which does catch things that don't show up on the background check.

If it goes in service in 2025, you can still do the study in 2026 and generally capture the catch-up depreciation through Form 3115.

A lot of people overlook it because it doesn’t produce cash flow right away, but if you can buy in the right area or catch something with development potential it can work out really well.For off market deals, a lot of investors I’ve spoken with are finding them through direct outreach, wholesalers, or just networking locally with other agents and investors.South Florida is definitely competitive, but there’s still opportunity if you’re patient and run the numbers carefully.