The interior is in need of some major TLC as well.This is how buyers are thinking this year in 2026.

Be better off buying a home with some age that needs a little TLC, simply renovate and enjoy the quicker ARV to pull cash out in 6 months or more. 

When looking on the MLS, focus on TLC or seller financing options.6.

In that case, fix with duct tape, milk for a year or two and then sell to a greater fool.Depending on build quality, climate, use and care a building needs a full rehab roughly every 30-50 years.

If a tenant is abusive then that’s a different story, but you can’t control that.I do a lot of BRRRR projects and always use a better high quality product.

So, they won’t work with us.We’ve also learned that contractors usually fall into one of the following categories:Type 1 (High Quality, High Price)They can do new construction, additions, full remodeling, but maintenance work is too small for them.Typically pay for advertising, have sales staff, separate bid preparers, inhouse designers, full office support.Equates to a lot of overhead, leading to markups of 50%+.Bids: Usually have a dedicated salesman that does their bids, so able to supply quality bids.Comment: Usually have the highest prices & quality, and so these are the contractors you’d hire to work on your own home.

Good returns are still out there for quality.  

Most leads need time, follow-up, and a little TLC.

Areas to prioritize / avoid for a first duplex in Atlanta (Tenant quality + Rent demand)2.

.• Paper quality hasn’t disappeared, but pricing discipline has.