Glad to hear things are going well...Learning can stimulate tremendous growth in a very short period of time depending on how you use what you learn.One thing I'd highly recommend doing, if you haven't started doing so already, Is to download audible and start listening to books on the areas in which you're looking to learn/invest.BP has published many very valuable books on many different subject including BRRRR, investing with little/no money down, estimating rehab costs, property management... to name just a few.This is a journey, not a sprint, so take your time, adjust to being in it for the long term, and FOCUS!

Yet the prices have continued to regress to the inflation adjusted levels.

The only thing Id add is to maybe adjust your expectations.

If your asking amount is too high for a particular applicant, the Housing Authority may ask if you would be willing to adjust your rent to fall within the required numbers for that applicant. 

You may consider hiring a public adjuster.

I’ll adjust accordingly.

I also do buy and hold some on my own and in a second partnership, structured similarly.One thing that helped also is that as we started to scale up a little through the first round of refinancing, we shifted to 100% of cash input from my partner and 0% from me to adjust the balance a little.

Basically, looking to see what the adjusted cost basis should be for this property.

You could calculate the payment on a 30 year fixed, or appropriate adjustable term, even interest-only payment, to compare and make the total portfolio work if you find the right property. 

The number is adjusted for closing costs, and you also have to pay taxes on depreciation previously taken, aka depreciation recapture, but these factors are not affected by financing, either.