So the value-add might be obvious operationally, but you still have to carry losses and accept tighter proceeds until the operator change shows up in the numbers.Senior housing probably sees this more cleanly because the operating leverage is so extreme and the business itself is the product.

Do you accept direct bookings if someone contacts you?

Any landlord can accept Section 8 (Housing Choice Vouchers) — it’s simply a government program where the local housing authority pays a portion (or all) of a tenant’s rent directly to you.That means you can buy any investment property that meets your market and return criteria, pass the housing authority’s inspection, and rent it to a qualified Section 8 tenant.There’s nothing “exclusive” about that process.Bottom line: you don’t need an Acquisition company or anyone else to “get into” Section 8.

I'm currently looking in the OKC/Edmond area for my first deal to invest in sometime mid year. My goal is to outperform a CD COCR. I think this is very doable, but for those of you who have invested, especially in Edm...

Lease ending" is NOT an acceptable answer.- Great followup question is, "why aren't you renewing your lease?"

Entry-level properties move faster, and margins are no longer forgiving for sloppy underwriting or hopeful pricing.But here’s the important part:A competitive market does not mean an unprofitable one — it means a more strategic one.Scranton’s 2026 Appreciation Changes the Math EntirelyAccording to national projections, Scranton is expected to see over 11% year-over-year appreciation in 2026.That appreciation is exclusive of forced value.Which means investors here aren’t choosing between: appreciation or cash flowThey’re stacking: market appreciation + renovation equity + rent growth + operational improvementsThat combination is exceptionally rare — especially in markets with relatively low barriers to entry.Appraisal Friction: The Real (But Manageable) Pain PointOne of the biggest challenges investors face in Scranton — and in most secondary markets — is dinosaur-aged appraisal methodology.Many appraisals still: lag real buyer demand, underweight stabilized rental income, & fail to reflect renovation quality accurately. 

Sort of off topic but related in my opinion - for those allowing pets I suggest making your renters insurance requirement also say something along the lines of requiring coverage from a carrier that does not have a dog bite or dog breed exclusion. 

We manage and own a large number of rental properties and recently discovered significant gaps in our General Liability coverage, specifically related to:• Mold / moisture exclusions• Fungi / bacteria exclusions• Sewer or septic backups• Long-term water intrusion claimsOur current GL policy excludes most of the above, which is concerning given tenant litigation trends.Questions for owners/operators with large portfolios:• How are you insuring against mold/moisture-related bodily injury claims?

@Kayden Austin, If the property is going to be your primary residence while you fix it up, you could qualify for the 121 exclusion when you sell later on.

How did they post in the Exclusive Pro Area not being a pro?