Insights
Insights for people who buy
Deal flow, underwriting notes, and local market pulse — practical writing for investors and operators.
40% of U.S. Home Sales Never Hit the MLS. Are You Hunting Half a Market?
BatchData’s July 2026 national report puts off-market closings at roughly 40% of sales. Frank’s take: if your only feed is the MLS, you’re competing for the loud half of inventory.
Jul 22, 2026 · Frank Admin
BiggerPockets Pulse: Investors Stopped Waiting on Rate Cuts. They’re Hunting Basis.
The Q3 2026 Pulse Index slid to 96. Deal scarcity and holding costs beat rates as the top complaints. Frank’s take on what that means for acquisition strategy.
Jul 20, 2026 · Frank Admin
Kill the 1% Rule: Why Rent-to-Payment Is the 2026 Underwriting Metric
BiggerPockets’ Summer 2026 Rent-to-Payment report shows typical metros covering only ~76–80% of PITI with market rent. Frank’s playbook for underwriting cash flow without fairy-tale rules of thumb.
Jul 18, 2026 · Frank Admin
July 2026: A Balanced Market Rewards Negotiators, Not Rate Waiters
Inventory is up from pandemic lows, list prices are softening, and bidding wars are rarer. Frank’s playbook for buying in a balanced residential market.
Jul 15, 2026 · Frank Admin
Insurance and Taxes Are the New Rate Shock
Investors ranked rising expenses near the top of 2026 challenges. Foreclosure filings are up, and insurance spikes can kill DSCR overnight. Here’s how Frank underwrites holding costs.
Jul 12, 2026 · Frank Admin
The Dual-Channel Deal Sourcing Playbook for 2026
MLS for liquidity. Private outreach for basis. A practical weekly system for residential investors who are tired of losing every listed deal to the same five cash buyers.
Jul 9, 2026 · Frank Admin
Midwest Cash Flow vs. Sun Belt Growth: Pick the Game You’re Actually Playing
Pulse investors keep naming the Midwest as the best region. Sun Belt markets still dominate off-market volume. Frank’s framework for choosing cash flow vs. velocity.
Jul 6, 2026 · Frank Admin
Homes Are Selling for Less Than the Average Suggests. Underwrite the Net.
Headline sale prices still lag the real clearing price after credits and repairs. Frank’s checklist for reading concessions in a balanced 2026 market.
Jul 3, 2026 · Frank Admin