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What’s your #1 blocker right now?

High list prices (71%) and taxes/insurance (29%) were your top blockers—this ranking leans into strategies that solve those.

The call: 2026 looks like a soft thaw (not a crash, not a moonshot). That favors operator plays over market timing. Start where SFR demand is steady, use seller-language offers (same net, faster close), and treat rent comps as Year-1 reality—effective rent if concessions exist.

1) Buy & Hold (SFR + small 2–4s)
Where it shines: Family-demand suburbs with tight SFR supply.
Entry rules: MOS ≤ ~4.5–5.5, DOM flat→up, rent comps stable (few freebies), DSCR ≥ ~1.20 on verified T&I.
How to win: Target stale listings (DOM ≥60 + recent cut). Offer same net, cleaner close (fully underwritten, short inspection, flexible close). Decide privately how you’ll use any credit (points/fees/reserves).

2) House Hack / ADU
Why now: SFR demand outperforms big apartments; ADU income offsets today’s rate environment.
Entry rules: ADU-friendly code, straightforward parking/egress, steady 1-bed demand.
How to win: Price Year-1 ADU rent conservatively; verify insurance uplift; line-item permits up front.

3) Creative Finance (seller finance / assumable, where legal)
Why now: Slow sales + rates >6% create timeline-sensitive sellers.
Entry rules: DSCR ≥ ~1.20 at the actual terms; clean title; airtight docs.
How to win: Same net framing + certainty. Escrow reserves; include an “option-to-credit” clause (you choose points/fees/repairs later).

4) Small Multifamily (5–20 units)
Where it works: B-class pockets with low new supply and controllable opex.
Rules: Underwrite to effective rent; DSCR ≥ ~1.25 fixed or capped; stress taxes/insurance.
Value levers: RUBS/bill-backs, storage/parking, in-unit laundry, light turns.

5) BRRR / Light Value-Add Refi
Works only if: All-in ≤ ~90–92% of stabilized value and refi DSCR clears at >6% money.
Scope: Cosmetic, 6–12 weeks; reliable crews; real comps.
Pass if: Spread <150–200 bps vs debt, permit or contractor risk is real.

6) Flipping (tight, cosmetic)
Treat as opportunistic: ARV proven by 3+ fresh comps; buy ≥10–12% under ARV minus full costs; cycle ≤120 days.
Avoid: Heavy permits, foundation, luxury tiers.

7) Medium-Term Rentals (30–89 days)
Win where: Hospitals/industrial corridors/insurance placement.
Rules: Agency relationships; conservative occupancy; simple furnishings.

8) Build-to-Rent / Ground-up SFR
Entry only with discounted dirt and committed take-out. Fixed/capped debt; 10–15% contingency.

9) Core Multifamily in heavy-delivery markets
Flat rents + concessions = drag. Buy real distress or wait for absorption.

10) Long-dated Land/Entitlements
Soft-thaw years reward operatorship. Unless you’re buying pain at a steep discount, keep powder for income assets.

Reply with your top ZIP + chosen strategy (e.g., “78247 • Buy & Hold”). I’ll send back a 3-number screen (MOS, DOM trend, % price cuts) tuned to that play.

Education for real estate investors, not financial/legal/tax advice. Investment property taxes and insurance requirements vary significantly by location. Always verify non-homestead rates and landlord insurance requirements before making offers.

Until next time,

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