You'll never pay them fast enough to make it make sense.

This is a hard pill to swallow, but one that makes sense due to the higher risk of this being my "first deal". 

An even stronger indicator is that I am getting more and more orders to do BPOs (broker price opinions) for "banks".

I don't see any sense of urgency from you, so no one adjudicating this case would either, or end up taking any action!

I focus solely on Detroit proper because, in my experience, the rent-to-price ratios, opportunities for value-add projects, and overall market potential are much stronger there.That said, Detroit is a nuanced market.

It's stronger in court if they do it, nothing personal.

However, longer-term bonds (1-5+ years) are subject to interest rate volatility:If rates rise, bond values drop, potentially leading to negative net returns.If rates fall, bonds appreciate, but gains are capped by their fixed coupon rates.While Treasuries provide stability, they offer limited upside and carry hidden risks for medium- to long-term maturities.Why Real Estate Is a Stronger Option in Today’s MarketMultifamily real estate, particularly value-add properties, presents an asymmetric risk-reward profile that Treasuries simply cannot match.

Economic growth means higher household incomes, better employment rates, and stronger consumer confidence, all of which directly fuel demand for real estate.

Keep in mind that many responsible agents tend to be conservative with their valuations, especially in today’s market, where properties aren’t moving as quickly as they once did.If we’re in a conservative market, pricing on the lower end may make sense, but it’s always good to weigh your options carefully.

In the current environment, it might make sense to rent for a year or two before you commit to a purchase.