The break-even rent on a $550,000 home (25% down, 6.5% interest) is $3,100+/month—far above what our stable tenant segment can afford.

Lately, however, the industry has been coming into the spotlight and establishing itself as a separate and distinct investment category.

If you buy sub-$100k properties in Baton Rouge for subsidized housing and have no experience in that market and segment, then you are in for one wild ride. 

I don't think most people would make much distinction between a 20 and 40 year old house.

Certain residential segments have cooled.

Segment your buyer list by buy box and only blast to those who actually buy that product.

Homes are spending more time on the market than in recent years, and price reductions are common in segments where listings start above market expectations.

Payment plans can be effective in limited situations but only when paired with strong screening, consistent enforcement and a clear distinction between tenants who can be stabilized and those who will not perform.At acquisition, I would focus on 1) An immediate audit of the rent roll and delinquency aging 2) Clear pay-or-quit notices with defined timelines 3) Short-term payment plans only for tenants who demonstrate both ability and intent to cure 4) Tightened collections, improved leasing standards and a visible onsite management presenceResolving bad debt is typically a 90–180 day operational reset.

If you're aiming for long-term financial independence, choose a tenant segment that stays for years and pays rent on schedule.

But the conversations are getting louder than the season normally allows.And with delistings sitting near some of the highest levels we’ve seen, there’s a whole segment of sellers who aren’t getting traction and are quietly hoping someone gives them an alternative.