Then in fall of 2022 we had 2 properties on the market when interest rates went up.

The cliff like fall will be subject to a lot more things.That doesn't change anything I have said or mentioned.  

As for the shed I was recommended to allocate it the same way split between the properties therefor making it fall under the De Minimis Safe Harbor amount of $2500 allowing me to expense the cost rather then carry it as an asset for depreciation.

Then subtract your debt service to get your cash flow.Income taxes will be taken out of your cash flow based on which income bracket you fall in. 

It's smart to invest when you're financially strong enough to not need to do anything, but always could.Florida is literally the definition of a falling knife in some pockets. 

given the above two charts, massive supply x 13 years, falling rent growth rates x 18months, would guess rough times ahead for US Multi-Fam next 2 -3 years, but doesn't look like we are near bottom of the cycle yet?

We have REISift as a CRM and use what's referred to as "Siftline boards" to create flows for different teams members (i.e. lead management, acquisitions, transaction coordination, etc.) and automated tasks are set up depending on where the property falls on the Siftline board. 

I am already doing the marketing (placed bandit signs, launching FB ad next week, selected   databases to purchase the list of properties that fall under high equity, vacant and other criteria, to be skip traced and cold called  and etc.). 

@Brandon WhiteYes - if you go to the county clerk's website,  you can usually see the 'dockets' - which is all the filings associated with whatever activity was being transacted.  

I also suspect home prices would initially rise on the first 1-1.5% of cuts, but ultimately fall once we get to the 3-4% range as large  pre-pandemic supply comes back online, compounded by boomer land lords selling realizing the top of the market is in the rear view mirror (at least for them).If you eventually get squeezed on lower rents and valuations as the market normalizes, the ability to BRRR your pandemic era deals will be limited, so how do avoid trapping capital in the deals you already own from this environment?