So is getting a lease for a 1bed/1bath (or 2bed/1bath) for 12 months, then relisting it for midterm a better play?

interest rates appreciation and rent growth play a huge roll in brrrr and housing hacking 

The wholetail is a smart play, but you should be cleaning the place thoroughly and doing no repairs and then presenting an honest proforma with rents and expenses estimated so investors have a PDF to look through.

Very good, and I think in the future excellent, equity play just not tangible for the average investor now. 

I'm under no pressure to do or buy anything so watching the CRE space play out from the sidelines works just fine for me.If that's your definition of a clown, it's time for me to go paint my face! 

Networking also plays a vital role; connecting with other investors, real estate agents, and industry experts can provide valuable insights and open doors to new opportunities.

Both GC's work on distressed properties so are hedging playing it safe as I just asked them for budgetary numbers to help determine if I should do this deal or not.I do have 10%+ in cash reserves already.

Its a product we offer, just doesn't get a lot of play, because its a pain to refinance that seller out down the road.

Part of this is a diversification play. 

We’ll see in 24 mo if my strategy plays out.