Because rents lag behind prices, current rents reflect lower prices from the past.

Going to guess your PMC vetting didn't include asking questions about HOW they would execute their services.Below is part of a standard copy & paste advice for those looking for a PMC.

The location is prime—adjacent to a college that has experienced 37% population growth over the past five years.

I think there’s several post from the past if you search it out.

I’ve had two in the past five months that are at the 2% level.

Licensing requirements vary heavily by locality and usually the home will need to have a sprinkler system, bedroom size requirements, there may need to be min distance to any other licensed homes, etc.

@William Johnny - I'm local to Philadelphia suburbs and have been investing in SFH for a while and within the past two years investing in small-mid sized multifamily.

They made airlines stop doing it, follow up with short term housing. 

In these past 3 months, I have already sold some properties in Tulare and Kern Counties to my Los Angeles clients.   

The education and health services sector alone added 23,800 jobs in the past year, reflecting a significant expansion in these industries, particularly in healthcare and social assistance​.Proximity to Major Employment Centers: Greater Heights offers convenient access to key employment hubs such as downtown Houston and the Galleria area, which are major attractors for residents due to the short commute and abundant job opportunities​.Education: Nearby institutions like University of Houston and Rice University contribute to the area's appeal.Infrastructure Projects: Ongoing developments like the East Blocks Redevelopment and BioHub II at Generation Park enhance local amenities and attractiveness.Investment InsightsGreater Heights Rental Market Trends:Single-Family House Rentals:Median Rent: $1,350 for 1 bedroom, $2,695 for 2 bedrooms, $3,250 for 3 bedrooms, and $6,100 for 4+ bedrooms​​.Stability in rent prices with modest YoY increases: 2 bedroom rents increased by $195, and 3 bedroom rents by $250​​.Median Sold Price YoY ComparisonApartment Rentals:1 bedroom apartments saw a YoY increase of $305, 2 bedroom apartments by $667, indicating strong demand for these unit types​​.Available Rentals:High availability of both house and apartment rentals, indicating a robust market that can support new rental investments​​.Sales Market Trends:Median Sale Prices:Significant appreciation in home values, particularly in 1-bedroom homes, which saw a 190.7% increase from $215K to $625K​​.Other bedroom counts also showed positive appreciation, e.g., 2 bedrooms (5.3%), 3 bedrooms (6.5%), 4 bedrooms (17.4%)​​.Market Activity:Increased number of homes for sale and sold, suggesting a dynamic and active real estate market.