Couple that with the lack of home building post GR and that's made a 1+1 combo equal 5.also in last 60 days, there're bunch of SFR funds liquidating their houses unsure why, but this month the top secret narrative that everyone already know is we are in GFC 2008 situation in CRE fantasy-land ; so it seems lot of funds in trouble and there're lot of redemption request from investors, maybe it's forced selling of the good performance asset to help recover the bad asset. 2024 is extremely interesting Jason, there're lot of factors that keep driving the dynamic of single family, and it's not employment per-se.  

Driving around, cold calls, google maps, agents etc...

as the market softened with Interest rates I had to move back to 2% and some of my competition went to 2.5 and 3.0 to drive traffic and buyers..

I drive by.

Texas syndicator Elevate drives another Arbor foreclosure (therealdeal.com)

You're drive and hunger is awesome. 

Read more books, and just keep moving forward, your passion will drive you and your income! 

However, this would drive down our cash flow.

That could drive down my offer price however?

Looking to finance a 2-4 multifamily property to purchase near West Palm Beach, FL (or within a 30-45 min drive).Been looking on MLS, Crexi, Loopnet, etc. but either the properties aren't good (too expensive) or the people don't respond.