Angela Harding TPM Realty  Sorry my english not good I from ukraine, what it means "rent a broker's"

Balloons coming due with higher interest rates, China market, China production, Manufacturing production moving back to the US, Worker shortages, Workert pay hikes, Ukraine/Russia food and fertilizer misses, Oil prices increasing due to the OPEC Q1 production curtailments in place, Houthi issues, Panama Canal Water issues, Illegal immigration impact (buy one of those office buildings and rent for $10mm per year for Illegal housing, take advantage) social benefits required, Climate change believe it or not- Buy or sell into that thought process,  US politics, Baby boomers leaving workforce and needing more benefits, Baby Boomers moving from Stocks to Bonds,  etc.I agree things will get worse, but that means more investing opportunities. 

Now I'm too spooked to sign up with them. 

Buyers get spooked easily, plus every year the process gets more complicated with financing, appraisal and inspection issues (which can vary from lender to lender) that could be easily overcome threatening to crash deals without someone experienced in there herding all the "cats" (lol- elements) in the deal to a successful close of escrow.Also most of those comps you are seeing-maybe even all of them- have had a commission and some fees paid by the seller, and the appraisors are aware of that.I hope your home sale goes smoothly.

If so, will it spook future buyers even if the foundation has been taken care of?  

FHA also has a second inspection that spooks sellers.

Ukraine and Russia will not be resolved by planting time 2024.  

I’m spooked because a house hacking friend called to ask his HOI company this same question before he started renting out rooms, and they just flat out dropped him.

Got spooked and just didn't see the light at the end of the tunnel.While I don't meet your criteria for owning anything today, I'm actively looking for opportunities again in Scottsdale, AZ and I'm interested in joining the Zoom mastermind sessions.

People get spooked off by terms like "private equity" and "real estate syndication" but it's actually a much easier way to invest in real estate than buying properties directly.