Markets are relatively efficient and the strong cashflow days were 5+ years ago.

I haven't spent a ton of money overall on improvements.

This is just the latest case study of how Government is incapable of improving housing affordability on its own.

Replacing countertops, though, is a capital improvement and usually has to be capitalized and depreciated over time.

Rex (Real Estate agents and sellers to optimize listings, attract buyers and close deals efficiently) 5.

You would think with a fixed rate loan the COC would improve over time but the other expenses are so large that the COC stays about the same year 2 to year 5.

You can reevaluate selling in a few years when interest rates improve and more buyers get into the market

Larger properties spread your risk.Be Ready for Some Sweat Equity: Many first-time house hackers underestimate this part, but putting in a little elbow grease can drastically improve your returns.

Which is .16% of the global energy use and less than half of the energy required to mine gold. 56% of that energy, and growing, came from renewable sources. 

Real estate is a pretty efficient asset class.