On The Market Buy More, Wait, or Reinvest Cash Flow? (2025 Buyer’s Market)
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Aug 14, 2025 
Kathy Fettke, James Dainard, and Henry Washington, all seasoned real estate investors, tackle the shifting dynamics of today’s housing market. They debate whether now is the time to buy or to wait for better deals, exploring how falling prices and mortgage rates create unique opportunities. With a blend of humor and insight, they share strategies for navigating the current landscape, discussing the importance of a defined investment plan and the trade-offs between leveraging debt and paying down mortgages. Their diverse perspectives shed light on making smart, long-term investment decisions.
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Affordability Drives Buyer Return
- Improving affordability (prices down + rates down) draws buyers back into markets.
- That combination creates negotiation power for investors seeking deals.
Stick To Your Underwriting
- Stick to your underwriting numbers and walk away if they don't work.
- Be patient and insist on 20% margin under unreasonable seller asks, James says.
Low-Cost Cosmetic Rehab Flip Example
- Henry described buying a dated, paid-off rental for $300k and spending $5k on cosmetics.
- He expects to list it for $355k–$365k and pocket $20k–$30k with minimal rehab.