So I guess the question is how long will it take for the general public to realize that 7% is the "new norm"?

If you have non-Roth retirement accounts, consider converting them to Roth accounts.

I mean many investors are just not great at public speaking nor would do it.

Number 1 reason for non-rental is $ price of rent, second is the season, I say the season is Thanksgiving to Super Bowl. 

Or non-hosted showings via tech.

Correspondent lending typically takes one of two forms: delegated or non-delegated.One approach is to obtain your loan purchaser’s criteria and documentation, (hopefully) adhere to them scrupulously, and originate the loans yourself.

.: Quote from @Theo Hicks: In ideal conditions:Pref equity receives higher ongoing distributions but no profits at saleCommon equity receives lower distribution and profit at sale (assuming their is cash flow left over after pref equity is paid and assuming their is profit at sale.In non-ideal conditionsPref equity may receive ongoing distributions less than pref, or no ongoing distributions at all, but the pref accrues.

There are also discrepancies due to whether or not the public record includes garage square footage.

We have done tons of non-occupied flips too (fast method).

"As public records, the contract forms adopted by the Texas Real Estate Commission are available to any person."