Some areas still offer strong appreciation potential along with steady cash flow, and when working with trusted lenders, you can find competitive rates in places like Memphis, Little Rock, and Oklahoma City, which tend to perform well on both fronts.

Sounds you have definitely worked hard to make those stay in good shape and steady tenants, which is excellent!

I’m definitely looking at other ways to get involved in real estate while balancing a steady income through a W2 job.

Consider starting with house hacking to reduce housing costs while learning property management, or explore mid-term and short-term rentals for steady or higher income.

Additionally, in Co-Living the property manager walks the property once per month to deliver toilet paper & cleaning supplies (aka property inspection). 

If the didn't do that then they have converted to LTR or MTR rentals at a steady monthly income and have the tenants take over the utilities which offsets the loss of more income.

The rental market is expected to stay flat or soft through 2025, then is estimated to start appreciating again once the new supply of multifamily housing reaches traditional occupancy levels.

Steady at 90% and above occupancy and great service.

However, ensure you have a solid repayment plan to avoid over-leveraging your home.Focus on long-term rentals that generate steady cash flow and offer tax advantages, such as depreciation and deductible expenses.

I see 2025 to be a steady year for appreciation.