As the cost of degrees rise, the ROI plummets.

Economists and industry experts view a jump in listings as a leading indicator of future sales, as inventory—which plummeted during the peak of the pandemic—must recover first before home tours, offers and contracts can follow.

@Gaby Marin you could force cash flow with a significant downpayment, but your COC return would plummet.  

We did remodel a bathroom and saw the price plummet in 2008.

Unless you have another exist strategy that is viable with those numbers.As for your question, the single major downside of flipping - in my opinion - is that the housing market might start plummeting during the holding (rehab) period.

Imagine me as Gandalf, clinging onto the stony edge of an abyss with fear in my eyes, "Fly, you fools," before I plummet into the depths of the earth.I'm aware of Pasco, Hernando, and Hillsborough counties having issues with sink holes; apparently these areas make up 2/3 of the amount of claims in FL.

@Kevin ZhangNo, I doubt we will see prices plummet.

But my hopes plummeted after knowing that the house is termite infestation (basement/crawl space, exterior railings, etc.) 

When COVID hit and international students couldn't come to the US and everyone else nationally was going remote, the rents plummeted from too much inventory.   

Rents have plummeted since the oil field took so many job casualties, so once everything returns to homeostasis I would reckon the gross potential rent would come back up as well.