.- I get what you mean about knowing your market, but we are all nerds here at bp while the average person is just trying to get into real estate or make some moves to help their financial situation so when they see an "expert" say something it carries weight.

We get light weight ones and wash them about every 30 days or as needed.

I see based on your profile picture that you understand the importance of reps :)  Just like lifting weights, there are a lot of different niches within REI, so I would find one you like and then find people doing it full-time. 

@Michael I certainly understand that a 30 year pro forma is just a guess and put little weight into property value or rental income in 2040; however, I am curious about the year one pro forma and wanting to make sure that I have positive cash flow out of the gate.

For reference sake, we have one mortgage at 7.5%; one at 5%; and all other financing below 4% with an overall portfolio weighted average interest rate of 3.785%I don't care too much if you have 5 properties or 500, but I'm curious if others have gone through this thought process at some point in their real estate investment journey and if so how did you make this decision?

I know there's AI doomers and boomers, it's definitely going to carry some weight but when the boomers push this narrative it's not without a lot of issues that aren't being recognized.For one, the power for this to happen would require massive, and I mean massive, energy capabilities that just aren't ready right now from a data center level.

Keep that in mind, these people have been conditioned to use there head as a neck weight.

Surface- Rock or hard surface (concrete/asphalt);If on rock/asphalt put your tongue leg or stabilizer pads on widerpads to spread the weight out.

Although NARPM may not be widely known, it still carries significant weight.

Ultimately, the decision to use an agent is up to you but the good ones are worth their weight in gold and can truly be a consultant for you.