"But rates have been at 7% or higher in the past, and investors still did well!"

Take into consideration that when the person you gifted the property to will have special tax considerations as well 

On one hand, there're a number of legitimate tax deductions, credits, and loopholes that are not well-known.

The PM company is starting to kick a little better lately but we had a rough 2024.Always remember that every positive and negative experience when taken well is an opportunity to grow as a person and to learn something valuable. 

Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

Make your FIRST move and do that well, then make the next move and the next move.

I wish you well in your situation, this is never easy.

Like anything.. when you pay for training and support you have to put in the time on your own as well to see the results, unfortunately it does not come with a magic bag of dust, but if you are looking to find the right path in this marketplace you are in good hands with Matt and his team.

. - I have talked to them as well.

Good wholesalers will price deals well, meat on the bone for you.