Thanks for the heads up! 

I totally recognize that is impatient and greedy.My gut is saying your short picture idea is where we're heading since we are taking the same hit with brokerage account (I didnt even mention borrowing against 401k - yes its not advised but my wife and I have stable W2 income to pay ourselves back) Thanks again, this BP community / forum is awesome

Having it solid in a spreadsheet instead of in your head or on notebook paper and playing with the numbers for the repair budget isn't wrong.

My broker says more hikes to come.Building codes are getting much stricter and I suspect heading your way.

But with my head held high gone was all the normal trappings of RE success being served as a big slice of humble pie :(.

Not off the top of my head, sorry.

A more stable rate environment could ease the “lock-in effect” and encourage more existing homes to hit the market.As we head into 2025, I’ll be watching these trends closely.

Just a heads up, we don't post our prices publicly because we raise them frequently given our growth, and don't want potential members to get outdated pricing information. 

That being said, if you're 23 and you don't own a home, I really do recommend starting with a house hack as you don't need the 25% down capital to get started and you kill 2 birds with one stone by getting a rental and having a roof over your head. 

@Chris Kittle off the  top of my head does this helphttps://www.llcuniversity.com/wyoming-llc/