If it still cash flows and you still have reserves, then $20,000 can work.When waiting makes senseIf $20,000 is your entire liquidity, waiting is usually the smarter move.

Many owners believe holding out for a higher rent is the smart move.In reality, waiting can be more expensive than lowering the price.The Cost of VacancyLet’s look at a simple example.You want $2,000/month, but the market is telling you $1,900.You decide to wait.If the property sits vacant for:1 month → you lose $2,0002 months → you lose $4,000Now let’s amortize that loss over a standard 12-month lease.If you dropped the rent by $100/month:$100 × 12 months = $1,200 total differenceCompare that to:$2,000–$4,000 in lost income from vacancyWaiting for the “right” number just cost you more than accepting the market rate.Vacancy Is the Silent Cash Flow KillerVacant properties don’t just lose rent — they still have:Mortgage paymentsTaxesInsuranceUtilitiesMaintenance riskA slightly lower rent with consistent occupancy almost always outperforms a higher rent with prolonged vacancy.Running the Numbers Changes the MindsetWhen you truly run your numbers — not emotionally, but mathematically — you start asking better questions:How long can I afford this property to sit empty?

How long do you tolerate waiting for terms before moving on?

I’ve asked my real estate agent to checkup on the HOA for me, but she is still waiting on the seller for somedetails.

I own over 100 rental properties financed across many loans.  My bank only requires I have insurance for these properties without stipulation as to the level of coverage.  I have 80% co-insurance with replacement cost...

Payment: ~$2,280/moThe Income Question:Rents in this specific pocket seem to hover around $1,100 - $1,200/door.Scenario A (Pure Investor): Fully rented @ $2,400 = Thin Cash Flow (~$120/mo)Scenario B (House Hack): Live in one side, rent the other = You live for ~$1,100/moMy Question for the Local Pros:Are you seeing rents in this part of Douglasville support a $300k price tag yet, or are you waiting for prices to soften?

Higher rates, tighter appraisals, and seasoning requirements mean the refinance often comes in lower and later than originally modeled.The BRRRRs that still work tend to have one of two things:Meaningful discount going in, orA very short, clean path from rehab to stabilizationIf the deal only works assuming aggressive refi terms or minimal friction, it’s usually not a great BRRRR anymore.

Wait a couple of months when interest rates are down and then get a new mortgage.

Plus 2021 builds in that area should have minimal deferred maintenance for at least another 5-7 years.Few things I'd want to know before pulling the trigger.

I say that not to flex, but because I’ve seen what works (and what blows up) over and over again.Here’s my honest take:Your plan is reasonable.But you probably don’t need to wait two full years.At $75k income, low debt, and $20k saved, you’re closer than you think, especially in the northwest suburbs where duplex prices are still workable compared to the city core.A few thoughts:FHA house hacking is a great first move3.5% down keeps your capital intact.