With that said, the BRRRR Method is getting harder and harder to make work on the back end especially with mortgage rates spiking and prices softening. 

The closest you can get to is the population increasing only 81 million in 2020 because the death rate spiked with covid.

In contrast, the Boston and its immediate surrounding area, although appreciating, finds it difficult to cash flow and appreciation has had a huge spike.

@Jaron Walling yeah rates have gone up significantly over the last month -- there was a quarter point spike in one day about two weeks ago that has come down a little but not much. 

If you see the Fed chart above and Fremont data, how do you explain the price in Feb is -5% but March is spiking 11%. 

So declining suppy in first chart is causing price spike in the following chart from Zillow.

Fannie and Freddie would rather have a borrower well heeled in the cash category and short on total net worth (5 to 10% short), rather than short on cash and a high net worth.

Look at class A/B of major cities and you will not see those sudden spikes as much and the properties with higher rents will work a lot better from out of state.

Oh, and if you're getting financing, you'll want a contingency for that in case it falls thru or the interest rate spikes ruining the deal.However, you know that the more contingencies you put in you offer the less attractive and competitive it will be to the seller. 

There will be a lot of money changing hands once the glut of oil inventory is consumed and demand spikes.