@JD Martin agree 10,000%What I am surprised about is I had a call with someone in Austin today and in sw Florida and they both said things are awful and prices are dropping at high rates - curious don't hear as much chatter here about that as it could be an opportunity 

Quote from @Jay Hinrichs: Loudoun County Virginia80 acre parcel Entitlement for 30 1 to 1.5 acre estate lots and 40 acre remainder parcel with large million dollar home.Purchase price  3.5 milEM deposits non refundable  50k up front 50k during Entitlement cost ( survey, geo , water , artifacts, Soils Engineer , city fees)  350k Capital partner  ME  provide all the cash up front.  450k to my client who found and prosecuted the platMultiple offers from all the biggest builders in that market  IE Toll  Lennar DR and a few regionals.Closed today with 1.1 million cash profit  PLUS the 40 acres and home value about at least 2 mil free and clear.My fee is double my money so we made 450k today.My client made about 650k in cash and the property  free and clear.. 

We’re talking 12-192 unit properties, built from scratch, fully managed by our team—steady cash flow with zero day-to-day hassle.

Make sure your first rental cash flows well by running the numbers as if you were buying it today.

That said, with today's rates, every increment of extra mortgage is way costlier than it was four years ago during the sub-3%-rate Covid days. 

It wouldn’t work in a red hot market like we had a few years ago where everything was selling super fast, but in todays market there isn’t as much urgency to see properties and get offers in immediately.  

How about today?

In a world of constant inflation, maintaining your lifestyle over time requires an income that meets four key criteria:Rent Growth Must Outpace InflationIf a basket of goods costs $100 today, in ten years, with 5% annual inflation, that basket will cost $162.

But my God - 20 years - in today's world, who really knows what's gonna be happening that far down the road.  

Most also work off of call lists that are incredibly outdated, so anything you do today likely won't have an impact for a while....I received a call from an idiot on Tuesday wanting to know if I would sell a piece of land.