In the end, you'll eventually end up with new flooring, but by investing it now, you'll ultimately make more money.

Not looking to build a huge portfolio or anything, just want a warm place to escape from time to time as well as an eventual retirement location.We are a bit overwhelmed and looking all over the place. 

However I eventually pivoted to offer some diversification to my portfolio which now includes flex space and mortgage notes. 

Eventually the prices in Washingtonwill correct and if they don't it's unlikely they will cash flow anytime soon. 

~we are going to buy a duplex together and use my equity in a heloc for down payment as well as save another 20k per couple over next year ~wife and I (plus 1 kid)  will move to one side, His family to the other (2kids)~going to turn my house to a rental, with the eventual goal to turn my half of the duplex to rental as well (goal is 50 doors by 50 years old I’m 31)~Market is a bit light, i am considering and open to building duplex.

Luckily I found a good contractor and have HOA approval for the project (very lucky I know) I do have the reserves but eventually wanted to purchase a duplex to split and while the house hack will help with monthly costs with interest rates so high it still won’t cover all monthly costs so I think using the 45k for another down payment is the way to go.

But I feel confident I can eventually figure it out on my own without having to pay thousands of dollars.

The suits have around 40% chance of eventually collecting, we've used collection agencies before and their success rate was around 15%.

Do folks think the rent decreases at the large multifam properties will eventually suppress the rents on the single fam and small multifam properties?

I understand townhomes won't appreciate as much as a single family home but our hope is to pay off principal along the way, start getting more cashflow and eventually pay off both properties.