It will get tougher as we roll into 2025 to land a good deal in a market with lower rates and triple the buyers.I do agree though apples and oranges from a typical angle if had only been .25% and if the 10 Year was still above 4.25% but it allows for MBS to open margins on primary homes, FHA/Ginne Mae yield are highest of 2024.

@Brian Castroi would invest or house hack locallyout of state is tougher than advertisedif your immediate area is "too expensive" go out an hour or two

Do you really think it's too late for Nashville or is it just a tougher market? 

Easton is just a little tougher on landlords, but nothing close to the NY, NJ or Maryland. 

if they are not cutting it as agents they certainly wont as wholesalers.. wholesaling is so much tougher and capital intensive.. wipe out rate for agents is what 70 to 80%  and wipe out rate for wholesalers is about 95%.. 

i'd argue that the key point is that cash flowing from BRRRR is much tougher. 

sometimes i see people "overpay" - IE, pay more than I would - but, maybe they know something I don't, or have a skill I don't.and while I think the role of institutional investors has been largely overstated, they are definitely still one important factor, especially in certain markets.i think the tougher, riskier strategies still work, but i don't recommend those to beginners... because they are tough and risky.

It may be tougher if you don't know anything about social media, but you have a very cool property.

I recommend setting aside a contingency fund of at least 10-15% of your total budget to handle surprises without derailing your project.Juggling multiple contractors and staying on schedule is tougher than it seems.

Now, if you get married and have kids, then the plan gets tougher.