-trade your time right now via w2 --focus on faang, do you what you do best hire out the rest. faang for a few years will prepare your war chest and dry powder for taking on real estate where a big problem for newer investors is not budgeting enough/keeping reserves-invest passively meanwhile (LP in syndications/PE and start to at least network, build your team-OOS STR needs a good BOTG, your geographical focus etc)-househack while you live locally, from day 0. this will add tremendous experience to your future projects. get preapproved, explore your options. sfh rent out rooms if dti is no issue. or 2-4 unit fha 3.5% or conv 15% etcyou're in a great position!

In closing, I think the Fed is behind the curve some and they know they have to raise a few more times because they need to have dry powder for the next downturn.  

Show the living room painted in a rainbow of colors with a large sombrero and two crossed black-powder revolvers hanging over the fireplace?

@Dolev Shemesh At such low leverage I would say that it's a no brainer to pull out the fresh powder for new acquisitions even with the higher rates. 

It is like selling a slimming powder but you have to follow a certain diet/food restrictions, if you remove the powder and just follow the diet/food restriction, you will still be at the same outcome, maybe +/- 1 pounds after 3 months, but you save on the powder expense.

Hey Joe, I am an agent working from the Powder Springs area and work in the Dallas area very often.

@Eric Black my property is in Powder Springs.

Keep your powder dry and look for opportunities in the turmoil 

Alternatively, you can choose to focus on smaller projects, save your dry powder and aggressively expand during a downturn. 

I realize that it depends on how many properties you own, whats your investment model, and what you access to funds such as lines of credit are... either way, I would love to hear more about how yall evaluate where to out the dry powder & recycle it to do it again all while not getting to lean to cover the unexpected.