So before analyzing the property, analyze the tenant it is likely to attract.A mistake many investors make is assuming all tenants behave the same.

We’re currently evaluating a 30‑unit townhome portfolio in Western Kentucky, and I wanted to share a few observations for anyone investing in small‑market workforce housing.A few things that stood out during underwriting:• Stabilized assets with legacy tenants behave very differently from typical value‑add plays.• Separately metered utilities create a clearer long‑term runway for NOI growth.• Heavy CapEx completed by prior ownership can shift assumptions more than expected.• Rent‑reset potential is highly dependent on turnover velocity in these sub‑markets.For those investing in similar markets, I’m curious how you approach:• Underwriting stabilized assets with value‑add potential• Managing legacy tenants in small‑town environments• Stress‑testing rent growth assumptions in workforce housingAlways interested in hearing how other operators think about these dynamics in Kentucky or comparable markets.

I imagine a Lawyer would assist in this, but not sure if their role would help to develop the plan or just to prepare the documents.The idea is we would be having one party live in the duplex in order to allow Owner Occupied financing (lower down payment and interest rate so long as owner occupied for 1 year) and the party would live there for the one year.

Any blindspots I might be having?

Everyone is talking about the massive Texas Instruments plant in Sherman, TX. But the real opportunity isn't the plant itself—it's the housing shortage it creates 15 minutes down the road.When a $30B facility breaks g...

I started with the Simple Start plan, but as I learn more about the software, I realize that to effectively classify income and expenses per unit, I need to use Classes and Locations, which are only available on the higher-tier plans.I’ve seen suggestions to use units as customers as a workaround, but I’m curious if anyone else has tried this approach or has recommendations for managing multiple units in QuickBooks with the Simple Start plan.Looking forward to your feedback!

But on top of that I will be having loan down payment from renting the other units and appreciation.

Always open to good conversations, especially around underwriting, exit strategies, and how different markets are behaving right now.Looking forward to being more involved and sharing insights where helpful.— John

A strong social media presence or polished branding can make someone look credible, but it doesn’t tell you how they behave when a deal hits friction.

As you said, Shreveport in not NYC, so the market is going to behave differently than say, Northern Virginia, where there are already a lot of data centers.