Am I ok with this plan to ride up the appreciation, mortgage pay down and rising rents?

All while home prices are slowly rising. 

Considering the current circumstances, what is stopping me if I create brokerage that is offering buyer agent only with flat fee of 5k-10k ? My job is to submit bid and negotiate only.  Buyer go to open house directly.

I recommend selecting an investment city based on the following criteria.Key Criteria for Choosing an Investment CityRents Must Outpace InflationFinancial freedom depends on rental income growing faster than inflation.

If you’re using leverage, be extra cautious with your underwriting to ensure the deal still works at today’s rates.Economic Uncertainty: Inflation, potential recessions, or shifts in demand could affect rents, vacancy rates, and property values in some markets.Increased Operating Costs: Rising insurance premiums, property taxes, and maintenance costs can cut into profit margins, particularly for buy-and-hold investments.Regulatory Risks: Some areas are increasing restrictions on landlords, particularly short-term rentals.

Rent growth is a function of supply, demand, and interest rates:- I'd ground any forecast by stating I expect national rents to rise on a pace more or less in line with inflation over any long time period. 2-3% per year.

Alright, BP fam, let me break this down for you. Industrial real estate in Rochester, NY is hotter than ever. I’m working with local investors who are snapping up everything they can get their hands on, and honestly, ...

.Is there an existing formula that considers acquisition costs, interest rate, inflation, appreciation, cap ex, rent and so on, in determining what an offer price should be to achieve an average 5% yearly return over 5 years at a given interest rate?

I'm done buying inflated NNN rents at 6-7% caps. 

Further, long-term upward pressures on inflation remain, and will cause the Fed to be cautious with interest rates.