However, if you're a W2 high income earner or business owner, I can't imagine it makes any sense to flip houses, mail mass post cards, wholesale, or build lead gen websites with the value of your time being better spent other places (such as learning about real estate and increasing your income through proven means), such as at your 9-5pm or growing your business, and your real estate is a long term process and you don't need "home run" deals to qualify or make it work.

I recognize this is not the sole source of return, but the other sources have their return increase with smaller equity position. 

Your returns could be increased if you are willing to rent it by the room to individual students. 

- The increasing cost of damage repair and potential mold growth

But i'm sure that perspective will increase or decrease as I mature. big difference though in 30 mil in equity in RE and 30 mil in cash after you sold your business or your stock and bond portfolio is worth 30mil.. crypto goes up and down to much LOL.. but I am sure there are plenty of very wealthy crypto dudes and duddets.

People have failed twice now with the housing bubble and the recent meteoric increase in rates because they were gambling with the rates to save a percentage point.  

They usually have a step down on that penalty like 3% year one, 2% year two, 1% year three and so on and so forth.So if you are buying a deal with the intention of rapidly increasing it's value in less than 24 months in order to refinance it and pull your cash out, you might want to go with a credit union for the acquisition financing because FCUs are barred from charging pre payment penalties.I could talk about this for hours about all the nuances but my fingers don't type that fast lol

Lastly, if you’re currently taking a homestead exemption on property taxes, once that drops off (if you’re currently taking chose to transfer the exemption to your new home) your property taxes will likely increase $1k-$2k thus increasing your monthly mortgage.

Then gloat about how much they made on the exit meanwhile dragging the neighborhood property values and increasing crime the entire time.

Do you think the area will increase in value?