To me we are just entering into what has always been a fairly normal market in good times.. and for me its always been value add will always be... if folks don't want to do that or have no capacity then its the old buy and hold.. and one can do that but just need to do it for decades to make it all work out given the ups and downs.. and no better time to start then now.. especially at these interest rates.

as long as things are humming along in 2022 and the dooms day folks don't have us in a recession were the houses are actually worth less than you paid for them or only what you paid for them.. then the scenario should work fine.. regardless worse case is they are rentals.. but I just would not build a business plan around some big upside and promise it to other investors.. as they may be disappointed if it does not work out as you hope..

I have no emotional attachment to the house at all, we've lived in it just under 2 years.I think either option could work out for me in the long term

That being said, I plan to do things very differently and hope I can find a willing agent for my next transaction.I want an agent who understands that I can't pay full price if the numbers don't work out (and they usually don't at full price). 

@Mitch Coluzzi What branch does Larry work out of? 

Vetting of potential tenants is still the key to making this workout successfully for all parties.Hope this helps.

But if that doesn't work out, I can always just rent it to a residential tenant.

Looks like somebody got a little desperate when their flips didn't work out and opted for fraud instead. 

In the end, it's gonna work out pretty well.

If it doesn't work out with them,  call a few more banks and ask.