You asked where can you invest in single-family houses between $100K-$150K with strong cashflow, reasonable appreciation, population growth and diverse job market, reasonable property tax rates, and decent neighborhoods.While you certainly can buy single-family houses in Lansing, Michigan all day long for that price range and under, you can also buy 2 bed unit duplexes for plus or minus $140K.

It starts with the underlayment under the LVP, you could upgrade that.

@Kaleb Foster Heck, you're lucky to get your build cost under $150/SF here ;-)

The wear layer being 12 or 20 wouldn't influence me much either way - I haven't had any of our 12 mils wear through yet.

Hey everyone,I have a question for those who’ve been through the BRRRR process or have experience refinancing properties held under an LLC.Let’s say someone buys a property under a single-member LLC with the initial intent to fix and flip.

Ward III Really great checklist, completely agree that readiness drives confidence with lenders.A few elements we’ve found helpful to include as well:▪ Sensitivity analysis on DSCRJust a quick look at how the deal holds up under different rate or OpEx scenarios.Shows we’re realistic about what’s changing in the market.▪ Institutional OpEx benchmarksA one-liner that ties expenses to actual operator averages helps align expectations early.▪ Brief risk/mitigation bulletsDoesn’t need to be heavy, just shows we’ve already thought through the downside.Those couple of additions have made conversations with lenders much more efficient on our end, especially when moving from preliminary interest to real underwriting.Appreciate you sharing this, would definitely like to take a look at your full checklist PDF as well.

Hi,To replace roof one contractor says 14k (he says 40 squares) to remove and replace:shinglesventsroof boots3 sheet plywoodinstall matl drip edfge everything upto GA building codeTo repair below he says 700$repair 4 roof bootsreplace rotten woodreplace missing shinglesremove empty wasp nest paint piplescaulk exposed nailsMy PM say 7k (he says roof measurement is 30 squares not 40 squares and mentions other contractor who says 40 squares is lying)to remove and replace:shinglesventsroof boots3 sheet plywoodinstall matl drip edfge everything upto GA building codeplus synthetic underlayment and architectural shingoes (not 3 tab) and ridge ventsHow to know who is giving right quote and doing right work.what is meaning of the squares.When I know I need to replace roof ?

An S-corp on top can make sense for active income (flips, wholesaling, property management), but it doesn’t usually reduce tax on pure rental income and can add payroll and multi-state filing complexity.With multiple states (NC/SC/GA/FL), you’ll also want to factor in state filing and nexus before stacking entities.You’re smart to think about protecting assets and your 22% bracket, but I’d model a simple version first (just LLCs + your current return) and only layer in an S-corp if the numbers and activity level really justify it.

"Hey BP Community,I just got a stabilized 6-unit property in Dayton, OH, under LOI, and I'm finalizing the structure.

I have a contractor who gave me two options:1) Do the things listed above - which is under the budget I set for the reno as part of the due diligence process2) Do all the 'must-do' items, and also replace the roof (roof is 12-15 years old but passed inspection), vinyl siding, cover the existing hardwood flooring with LVP, and upgrade the kitchen - items that aren't absolutely necessary to do now, but would increase the appraisal and reduce maintenance costs in the future.