.🏡 Here’s what’s catching attention:Stable Rent Growth: Median rents in the Columbia metro have risen steadily over the past 18 months — not dramatically, but consistently.

My current agent doesn't offer this, Steadily had so many bad reviews I wouldnt consider them, and NREIG doesn't cover named storms (it being hurricane season in Houston that's not an option).  

Thank you in advance.We use @Owen Rosen with Steadily out of southern Michigan for our Texas rental properties.

I've got to recommend you seek a local broker who can shop the market for you and is also interested/willing to learn an investors needs.In Illinois, I like Steadily for 4 units and under, Honeycomb can go do more units as its a commercial policy form.

Check out NREIG, Obie, or Steadily.

The other limiting factors I see are restrictions on cashout refinances on vacant properties and rents not being high enough to support the new debt so the cashout LTVs are often lower than what the investor was looking for.3) Tax, insurance, labor, and construction costs have all risen as well which further compresses margin.Summary: most "BRRRRs" I see these days are lucky to get enough equity, enough rent, and what not to pay off their hard money and maybe pull a small amount of the personal capital out of the deal.

I also invest in Evansville and Steadily insurance has always been great! 

Has your cost of ownership—insurance, taxes, utilities—risen over the past year?

Historically my biggest issue has been conservative refi that come in up to 10% less than what I could sell the property for.However, since the rates have risen the big issue is the cash flow after the cash out refi.  

I've definitely noticed many people investing in Charlotte with North Carolina growing steadily.