Long-term owners can absolutely phase improvements.If your plan is to hold this property for decades, you can:• Do the must-haves now (staying inside budget)• Reassess the roof in 2–5 years• Update kitchen/siding/flooring during turnovers• Spread CapEx across future cash flowThis is what most long-term buy-and-hold investors do to protect capital.4.

**OPERATING COST REALITY CHECK:**- Insurance: +29% YoY (coastal exposure + reinsurance crisis)- Maintenance: +24% (labor + materials)- Property Taxes: +22% (reassessments catching up)- Condo Fees: +45% since 2021 (SB 4-D structural compliance)**MARKET DYNAMICS:**- Luxury ($1M+): 10.2 months inventory, seeing 10% discounts- Single-family: 6.4 months, still climbing 4% annually- Condo/townhome: 12 months inventory (buyer's market forming)**CAP RATE SPREAD:**- Miami core (Brickell/Downtown): 4.7%- Suburban (Doral/Kendall/Homestead): 5.3%- 60bp spread = biggest arbitrage opportunity in years**INVESTOR BEHAVIOR SHIFT:**Seeing capital rotate from luxury spec plays → workforce housing with stable cash flow.

The numbers offered a clean spread, making it an ideal wholesale-style deal.

If you value flexibility, liquidity, and are confident you can get better returns elsewhere — keep paying minimums and invest the spread. 

Years ago the net spread doing airbnb over LTR was worth it but now the spread is close to nothing.

My portfolio is approximately 1,300 units, made up primarily of single family rental portfolios with some multifamily properties, spread across several states.I’m spending more time in Tucson as of late, and I am starting to expand my operation into this area, thus I would like to meet established investors, lenders, agents, and anyone involved in rental housing or acquisitions.

Since I know a lot of folks here invest in South Florida, thought I'd share the key findings:📊 Key Data:- Luxury inventory at 10.2 months (discounts averaging 10%)- Operating costs up significantly: Insurance +29%, Maintenance +24%- Cap rate spread: 4.7% (Brickell) vs 5.3% (Kendall/Doral)- Condo fees up 45% since SB 4-D passedFull report with neighborhood breakdowns: https://thsld.com/miami-property-management-trends-2026What are you seeing in your markets?

Not asking for specifics, but generally speaking —Which regions or types of neighborhoods are you seeing the best spreads for flips or rentals?

You can do the same with a simple spread sheet.

I run a Co-Investing Club where we invest passively in real estate deals, usually putting in smaller amounts like $5K at a time so we can diversify and spread risk.