Vicious cycle of learning.  

Not to knock schooling, I have an advanced degree myself, but I recognize that no one would work for me that I would want running my show.There is a lot showing in your frustration, I feel for you, but it's a challenging time in the industry and without experience and the advantage of having been through a few down cycles, you may just need to read about the down side of real estate to get to the next level.

That would put you between probably $3500-4500 depending on dp, property taxes etc. 85k salary, let’s say you are taking on home 60k, like even with house hacking, you’d simply at best be extremely house poor, at worst would be challenged to afford the mortgage, the vast majority of people buying homes in our area at this point in the cycle for a variety of reason are dual income households, tbh for a single person making 85k a year, you are just much better off renting or moving to locol area if remote or hybrid.

There are pros and cons to each, and market cycles effect each differently, as does the metro you are in.

Banks understand economic cycles.

I've already done one cycle (BRRRR) myself without partners and I am on track to buy bigger units, so it can be done.

@Derek BennetsenThey do buy newer assets, which in this part of the market cycle, is a good thing.

(Note: my company is selling more than buying in this part of the cycle, so I am not that interested in what wholesalers claim to have.

I’ve interviewed a couple of Realtors in Oklahoma City, but I’ve been finding that the general consensus there is that the market is not in a cash flow cycle.

Even the best PMC can't make that happen.Yet, many owners cycle through multiple PMCs and blame them for their bad purchase.