Right now there are a lot of lenders that cannot price an investment property without paying points but that is because rates recently spiked again. 

If it spikes, the effect on RE won't be immediate, but all those people who got a great rate, so they bought a way-too-big house and are affording it only because of their current income will need to sell quickly.

The money is put in, the value wont spike.

As I'm looking around I'm noticing that most of them have one huge thing in common and that is a crazy spike in property taxes.

It takes a lot of research to identify these rare opportunities (large corporations moving to the area, spikes in population growth, etc.).2.

San Antonio's unemployment spiked hard toward the beginning-middle of 2020 but is looking strong in a recovery barring any other major lock downs.

Rates are spiking...again.

HB has gone up a lot and need to buy at same price or higher so I’m not as concerned about spike, as long as I can make numbers work transferring HB cash to Smokys.

.- Seasonally adjusted prices are still flat, as they have been since August 2022, but with three consecutive month-over-month increases we may see the longer-term trend turn back up.Mortgage rates – higher - Today’s (9/6/23) 30yr fixed averages 7.21% after briefly spiking to 7.49% in late August.

When you get beyond cosmetics and into doing a boiler to central hvac conversion costs really start to spike.