Also, no "company towns" like Flint, Michigan or Gary, Indiana where a single employer can pull up shop and the town no longer has an economic driver.

Prices drive rents.

I am currently a college student with little capitol and I am on the same path as you were, working door dash, delivery driver, anything that I can get my hands on.

For example an uber driver will have things like fuel, vehicle maintenance etc which could be several thousand per year!

Because we sell services ( chef, drivers, etc) and tours (ate, zip, yachts) when our house rents, we offset our cost to keep the net much higher than a 7% ROI.  

And it causes the 16 year old driver of the other vehicle to have brain damage and loss of mobility which will require 24/7 nursing care until their death at 75 years old.  

@Steve Babiak- I did, one of them is a school teacher at the local school and teaches driver's education during summer.

The LO (loan officer) needs to be in constant and cohesive contact with the borrower(s), listing and buyer brokers, processor(s), underwriter, title agent and generally in the driver's seat once the contract or refinance is executed. 

For my point on hypothetical rate decreases, the major driver is really the supply and the demand increase that lower rates would bring.

@Alan F.Every market will react differently depending on the the supply an demand and the economic drivers in that local economy.