This has helped with avoiding College Parties as they don't even search for 3 nights so that has helped greatly. 

I'd love to connect with anyone who has experience in acquiring small multi-family properties (2-4 units), particularly in college towns.

And sometimes they dont care too much about how they pay in commission (to a certain degree) they just want out.

Getting to point #3 on this, I think this happens artificially to a degree due to the amount of agents withholding properties in Q4 of 2023 because of seasonality.

This is because the properties are cheap enough that landlords cash flow immediately, and they also get to enjoy the perks of having the college students around.

The central valley has potential (I went to college at CSU, Stanislaus).

The average temperature in the United States is 50 degrees, but if you are standing in Death Valley or Gnome, Alaska, what you experience may feel very different.In the handful of MSAs that I monitor, I'm seeing YoY rent changes from (2%) to 8%.

That's a more difficult sell.You're likely going to have to rent it out as individual rooms, perhaps to local college students. 

The downturn will eventually spread across the nation, and to a somewhat lesser degree affect those areas that had lower price appreciation.My timing prediction: the oncoming slow-motion housing crash will become very evident within 6 to 9 months after the first Fed rate cut. 

That ship sailed a long time ago, we are living off "credit cards" now to a really significant degree.