This is not the time to invest, it is the time to research and have negotiations down for when the pandemic is over.If you are more of a developer there is affordable housing projects that makes sense to participate or build with a group as more people need affordable houses and regrettablely a high percentage will have to "downgrade"Vacant land is usually a good long term business.

Prior to the pandemic d.s.c. was 1.0 since the pandemic it is 1.2 or greater.

Hence they already tell to reduce the rate possibly in September.In all fairness to the unpredictability argument, the Fed had data showing massive spikes of inflation in 2021 while also knowing that the US government had injected trillions of dollars of stimulus into the economy during the pandemic but decided to pass it off as "transitory" due to "supply chain shocks" (not wrong, but wildly overblown). 

During the pandemic, businesses closed, and land and buildings were unused.

So short of a pandemic wiping out a chunk of our local population or something else of that magnitude, there is not really much that can change these circumstances driving supply and demand.And without changing the circumstances, the results will be the same.

Over the last ten years, inflation has been about 3%, and I can't find appreciation numbers for Peoria that allow for a one-to-one comparison, but homes seem to have appreciated about 50% since the pandemic while holding basically steady for a few years before.10 years is not long term.

That's not even to mention situations like this pandemic or the 08 financial crisis.  

@David LutzLets look at your major cost vs what I would expect here in TEXASMajor costs over last 3 years on 5 homes:$10K in missed rent leading to and waiting for eviction$3K Eviction costs (lawyers, travel, writ, etc.)Evictions outside the Pandemic takes 4 weeks in Texas.  

Another thing that is unique to this market is that the pandemic opened up institutional investing in residential real estate by such large companies as Black Rock.

Also, leveraging virtual tour technology during the pandemic has opened up opportunities for out-of-town buyers and created more transparency in the buying process.So, let’s get the conversation going!