After being laid off back in Oct 2023 from Upper Management change (New COO) that let my General Manager and then myself go 40ish days later.

If you want a decent SFR , you're talking $300K-$350K; based on rents/taxes and the likes you may eek out a 2% ROI; don't expect much appreciation the next 5 years if any;  it's appreciated to the point where it's not affordable to the middle/ upper middle income classes in the  midwest... whether to buy or rent..

One thing I liked before the redesign was that they gave numbers based on the average, upper 25% and top 10%.

For example, if I'm buying a fixer upper in Nashville for $680k, and I can get the deal at $620k and I identified the house, I negotiated the price, etc., I'm not paying her $15k as commission.

One acre with a fixer upper is currently around $400k-$500k+ and the monthly payment for that amount just stretches us too thin right now.

Canton and Federal Hill have their eye sores too as my friend calls it upper trash.  

Investors are desperate to find "deals" and buying at auction feels like a deal, even if it's not.I've been to auctions where people pay market price for a home that is clearly a fixer-upper, meaning they will be under water after renovation, even if they don't consider the cost of their own labor.

Thanks BP folks (:I sent some advice to your inbox, click on the bell in the upper right corner of your page 

I might shift to more properties that don't need as much work though if I switch my focus to another househack You can still buy fixer uppers to house hack with the Fannie Mae HomeStyle loan.

I am currently looking at homes, some fixer uppers and some new construction.