That will change in 2H25 in a lot of markets.Expenses:  Leveling off and must be accepted as the new normal. 

Yes they require renovations at that level but with a little love I am still getting cash flow.

Actually, during COVID (January 2021), mortgage interest rates dropped to historically low levels, reaching 2.65%.Wondering how long will I have to wait for rates to dip below 3% again?

Buyers that would buy if rates were 1% lower.

@Jonathan Bombaci recommend using that amount as a bargaining chip for lower rates.80% of evictions are wash, rinse, repeat. 

the good news is that you're in the middle of a "masters" level education at this point.

We took the reverse action and started lowering asking rents until they moved.I suspect the reason that one property of yours turned quickly is because your asking rent was very favorable vs. local competition. 

On houses below $200k, the 70% rule gives you too low of a profit - you need to lower it the lower you go (ie a $100k ARV would probably be a 60% rule).

This goes back to the norm level or comes down.

But, even if someone was I would imagine the financing terms you can get a mid level furniture store would be much better then a hard money loan anyway.