Phase #1 - Recovery  - characterized by high vacancy rates and no new construction- rent, during this phase, is flat or declining- owners offer rent concessions to avoid their property occupancy rate from  decliningPhase #2 - Expansions- characterized by declining vacancy and the start of new construction- occupancy improves, concessions are not being offered, and rental rates being to growPhase #3 - Hyper Supply - characterized by new construction and vacancy rates beginning to rise - rental rates begin to grow at a slow rate- rent concession are being offerred due to the new construction in the area [in the hope of retaining current renters]Phase #4 - Recession - characterized by the completion of construction and a decline in occupancy rates - concessions are abundant to avoid high move-out rates Here are some foundational truths about optimizing your investments:#1 sow seeds of success in the down times - "The season of failure is the best time for sowing seeds of success."

Rent out to roommates so I employ the "rent by the room" essentially.Pros:insane cash flowif your room offer is much better value than other places to live, tenants will stay awhilea small community can be built when your tenants become friends with eachothernever ending supply of tenants (at least in my area)Cons:CAN BE management intensiveWILL BE management intensive until you gain experience and know how to manageIf you employ this strategy, the BIGGEST risk/liability mitigator is being VERY clear from the start about your expectations and that you will evict if new tenant doesn't follow your rules.With my setup - I furnish the rooms and have all utilities covered. 

Ultimately, what drives real estate values is supply and demand and the income you can derive from those properties.

Any tips or tricks on how to source fixtures and finishings or general construction supplies?

Such units are painfully in short supply and sky high demand.

I know alot of people are charging 30-40 bucks a month around here and that covers the supplies to do the furnace and fridge filter but its still on the tenant to actually do the labor part.

Real estate is going to be more rate and supply driven, than election driven.Equities will be election spurred(in the short term) but fundamentally earnings driven in the near term.

My involvement in this dispute of deposit money began and ended in those screenshots I supplied.

More demand than supply.

Supply is being taken off the table.