As inflation drives rent growth, properties in stable markets like the Midwest can continue to deliver returns even in higher-rate environments.Market Conditions Favor Real Estate RecoveryThe commercial real estate (CRE) market has faced significant challenges in recent years, but signs point to a recovery:Bottom of the Market Cycle: CRE appears to have reached its low point in late 2024, with 2025 marking the start of a slow recovery phase.Limited New Supply: High interest rates have curtailed new construction, which should drive rent growth in the coming years.Policy Changes on the Horizon: There is growing discussion about potential policy shifts under the new administration, including a return of 100% bonus depreciation and lower interest rates.

Post Dodd Frank sellers have continued the same bad practice of selling houses to occupants with financing at selling prices that are way high, can't be justified via any type of 3rd party valuation (appraisal, zestimate, tax value, even recent sales in the same area).   

You want lower land cost with high rental demand unless you're a reno expert and flipper which not 1% of real investors are. 

You'll get differing amounts and qualities of leads depending on the type of marketing, but also depending on who you're marketing to and where.

In fact the demand is stronger than I've ever seen it, though prices are high.

We charge 10% and we pride ourselves on quality service.

I have an outdoor pool that easily have 1k+ people using it every season and I never had single complaint due to the water quality.

Normal mortgage rates are in the high 6's now, for a personal residence, and higher for an investment property. 

As you already know, the quality of the investor agent will speed up your learning curve, and save you money, time, and headaches. 

And for an OOS, I always advise to keep things simple at start, don't get greedy, go for quality and consistency, then work on maximizing monetization later.