I've been looking into this given the chronic housing shortages and tight investment options in many markets.

For chronic abuse, "You don't seem to be happy here. 

It has risen from 8.1-8.2 from 2008 to 2013 to about 8.9 prior to COVID as drugs and chronic diseases took their toll.

You're probably not going to see amazing long term appreciation rates from a city that is chronically in the top 5 most dangerous cities in the US. 

This was in a home that did not have a chronic mouse problem.

She is chronically late and I think that she has been pocketing the money

Some of our chronic late payers are paid ahead.

One issue is that the market is currently not willing to give you enough discount; we have a chronic housing shortage driven by demographics and with everything selling fast sellers don't build up enouh motivation to basically gift you equity.Off market deals are your only chance, but you will have to work a lot harder find those.

It's been much easier for me to deal with things like chronic lateness, taking long lunches, etc. when I'm not around, if I make it very clear to them during the interview that I will not tolerate any type of abuse of their actual hours. 

While you will still need your own health insurance plan once you leave the employer, you may be able to save a lot of money on premiums by getting a plan with a higher deductible/out of pocket maximum without the typical risk because you have all this money saved in your HSA.If you have regular medical expenses now (chronic conditions or young children, for example), an HSA might not be for you, but it is definitely worth looking into.