. ——— For those who tell me to work with PM companh, my past experience will scream no way!

Once everyone starts screaming about how great a market is, you are probably too late (unless you have solid experience and relationships that can compensate for increased competition).It may take some time, but think about what is most important to you (some of mine were the 6 I listed above).

Definitely remove the for Rent Sign, it doesn't scream high end or top dollar. 

If this is your angle you'll need to buy a lot ahead of the curve, in an untested area, then build once the development reaches you or just find a screaming deal on an off-market property. 

However, the boyfriend sat outside for a while blasting loud music, came in smelling of weed (illegal in our state) and immediately started asking questions about keeping multiple vehicles at the property (against the rules) and behaving in a manner that screams ‘problem/nuisance tenant’. 

This is politically incorrect but "the old money" is losing it's grip and new blood is starting to take over.

If new construction slows you drive prices up because inventory drops, so there is only so high the FED can go before our inventory becomes worse.I know some of you economists out there are screaming but the point of this post was to touch on a few of the basic principles that were are currently facing.Many believe that the FED is either done raising rates or they do one more increase come November but I would bet that will be the peak.

However I wouldn’t expect 1% rule deals unless you have a screaming deal.

I have also heard Tenant A screaming profanities around and in their apartment.

Hold on to that 2.875% 30 year fixed rate debt unless you're out of cash and have a screaming deal right in front of you.