I will cold call no less than 5 potential sellers each week and if I need to analyze more deals to make the 5 calls to potential sellers then I will ONLY increase and never decrease.

I ended up only renting in for $2,650, and after the refinance (getting between $80,00-$100,000 back) my cash flow will decrease to between ($750-$900).

You are putting more trust in the operator to make sure they choose assets that match the criteria set for the investmentMulti asset investments usually have longer hold times as the operator needs to acquire, execute their business plan, and exit on multiple properties before the investment can pay their full returnsReporting and tax documentation can be more complicated as there are multiple assets likely in different states which have different tax requirementsBe sure you understand the differences before you invest, but both options can provide amazing returns that will help you decrease your dependance on your W2 income as well as your stock market holdings.

A $50 decrease in price is $600 per year.

We are already seeing a decrease in purchase LTVs to 25 percent for funding companies and some DSCR banks.

With that said, I am sure that there are many people making money in real estate in the tri-city area, and if you are living there anyway, you can certainly house-hack and decrease your cost of living while simultaneously growing equity in properties.

With a heloc your payment will decrease as you start paying down the balance but if you do a cash out refi you are stuck with you much higher rate for a while. 

Refinanced into Conventional pre-Covid to take advantage of no PMI and huge decrease in interest rate.

It's going to increase the number of arbitrage units, which I think decreases the quality of the product.

There are infill projects where this does happen, that would be an exception.You would also have to account for time, it can be slow to get permits (if even allowed) and then you'd still have build time.You would be better off making agressive offers on the property that would account for the potential decrease in value.