So now I'm thinking flats or small houses in towns that would be attractive to multiple markets (potentially expats, tourists, students, locals).1. 

People who live in an area their whole lives (most people), have a certain set idea in their head about the character of different towns and different neighborhoods.

Look at the application, start pricing third party flat fee services for each step.

The only other fee we charge for this program is a flat $1,500 services fee.

There are also companies that will do it for $100-300 flat fee or $30-50/yr.

I'll just add that having many SFRs, duplexes, 3-flats already that helps the transition.

The lot is flat and level, so we only need a short gravel driveway.

I think that '25 will be a transition year ("end the dive in '25") for the reasons you stated--construction will fall off in Q2-3 but demand will remain...that sparks rent growth.Interest rates:  Yes, flat to up. 

@Deirdre Lizio see a lot of competiting PMCs start with a pledge of doing it better than "what's out there".Always interesting to revisit them 3-5 years later - after they've experienced the reality of challenging tenants AND owners.Look no further than Evernest: they started out with flat fee management at $99/month and promises of better & fairer service & pricing.Now they're at 10%, capped at $199/month - wonder what changed?

The fee is a flat $495 for a one-one exchange.