I suspect that we will all be waiting a lifetime to see rates back to were they were 2 to 4 years ago.. so I would not bank on that.. as for pricing.. if its a place to live then you certainly can just wait and see.. its not like your homeless or need to move other than you don't care for your neighbors.. markets always slow about now.. what will be telling in my mind is were we are at next Feb March April in the buying season as it were.I was in a conference this week here in Vegas and some of the speculation is that many of the commercial type loans that had 5 , 7 and 10 year calls  are going to stress those that had max leverage.. as the rates rise the cap rates rise to keep pace thereby devaluing the properties.. to the point some of these investors are going to need to bring some to significant amount of fresh capital to pay down their debt to get a refi.. and that will stress those assets and there could be a real buying opp in that sector.. at least that's what I gleaned from the talk I listened to yesterday... hope you find that dream home in the country !!!

We are also in the middle of a major renovation in a large duplex.

Right now we are in the middle of an equity raise for this deal.

Hi Dominique, I often find myself analyzing deals in the middle of the night when I can't sleep, so I know the feeling.

But if you ever do decide to go kick some butt in the middle of the night...

One community is in Reedsville, WV (about 20 miles south of Morgantown) and the other is in Weirton, WV (right in the middle of Pittsburgh and Stuebenville). 

At the time (2014-2016) middle Tennessee's real estate market was number one in the nation (or so I’ve been told).

Prices can't continue at the rapid pace that it was on. 

Not much concerned about cashflow, just equity and payoff so the home flows almost all profit in another 12+ years.A buddy of mine has an 1200 sqft 3/2 in a decent area with good elem and middle schools and just ok high school.He bought about 10 years ago at 125K. 

If they left, consider that there could be about a month of turnover vacancy ($900 in lost rent) plus turnover costs (such as touch-ups, or other repaits), vs a rental income loss of $50/mo*12 months= $600.Can't hurt to let them know you will be raising the rent, then if they balk or say they will leave, you could negotiate in the middle.