Sometimes you gotta pull the trigger when it feels right—even if the rate isn’t at some magical low.
I get where you're coming from, but I’ve seen folks jump in too fast and regret it later, especially if they stretched their budget just to “get in.” Timing isn’t everything, but neither is just acting on impulse. Curious—how do you weigh the risk of waiting for a better rate versus locking in now and possibly refinancing later?
I hear you—timing the market is tricky. Personally, I look at cash flow first. If the numbers work now, I’ll buy and just plan to refi if rates drop. But I’ve also waited and missed out on deals that would’ve worked long-term. Do you factor in potential rent growth or just focus on rates?
I totally get where you’re coming from—missing out on deals because you waited can sting. I’m a big believer in running the numbers for right now, too. If it cash flows today, that’s what matters most to me. Rent growth is nice, but I don’t count on it to make a deal work. Rates will always move up and down... but overestimating future rent just feels risky. If the deal stands on its own, I say go for it and let any upside be a bonus.
If it cash flows today, that’s what matters most to me.
I get the logic, but honestly, I worry that focusing only on current cash flow can be shortsighted. In 2021, I refinanced thinking the numbers were solid, but property taxes and insurance jumped way more than I’d projected. The deal looked great on paper—until it didn’t. Sometimes waiting for more market stability is the safer play, even if it means passing up “today's” cash flow.
I hear you on the unpredictability. Cash flow’s great, but I’ve learned to stress-test my numbers for stuff like tax hikes and insurance spikes—especially in North Texas, where those can swing a deal fast. I like to map out a few scenarios: best case, likely case, and “oh crap” case. If the deal only works in the best case, I usually walk. Sometimes waiting for the dust to settle is the smarter move, even if it means parking cash for a while.
