Back in 2010 banks wanted to get rid of their REO before the end of the year, later it was short sales, today it's just regular sellers that are seeing the leaves turn, we may get the first night frost this weekend, showings are slowing down more and more every week - seller anxietly is growing.If you look at the chart you can see an over 10% swing betweeen highs and lows.

If there is dog odor, there probably is dog hair in the ducts.

In the chart below from our MLS, the dotted line is interest rate and the solid line is days to contract.

I would be happy to have a conversation with you about customizing your chart of accounts and QBO specifically for your situation.I also have investor clients in the Houston and other southern Texas areas.

General bookkeeping categories and a standard chart of accounts simply do not meet the needs of real estate investments.

I also understand you are going to have to pay for the bookeeper but it will save a lot of headache and if you are an inquisitive learner, go back and check/understand on how they are creating the chart of accounts, categorisation, services etc in your books so that you can learn the ropes and try to do them by yourself and have them check it. 

A good starting point would be a usable chart of accounts (right out of the box) that closely follows the IRS's schedule E.

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy + tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.

For a more in-depth view of the Las Vegas investment market, DM me for a link to our blog site which contains more information on investing in general and investing in Las Vegas in particular.Before I continue, note that the charts only include properties that match the following profile, unless otherwise noted.Type: Single-familyConfiguration: 1,000 SF to 3,000 SF, 2+ bedrooms, 2+ baths, 2+ garage, minimum lot size is 3,000 SF.Price range: $320,000 to $475,000Location: All zip codes marked in green below have one or more of our client’s investment properties.What we are seeing:The chart below is from the MLS and includes ALL property types and price ranges.Inventory began rising in late December 2024 and continued through June, but has since leveled off.Rental Market TrendsThe charts below are only relevant to the property profile that we target.Rentals - Median $/SF by MonthRents remained stable MoM and marginally up YoY.

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy + tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.