Cash Flow has definitely tightened in may markets but is still out there. and there are ways to find good interest rates that allow for cash flow.Let me know if I can answer any more questions and, best of luck with this.

Over the past two months, and really two years, I have been watching and waiting to see when rising inventory and higher rates will finally affect the Valdosta real estate market.

When you're talking about interest rates dropping I think you mean mortgage rates but the government isn't getting rich off of those.

I would keep the work very cosmetic, and I would enjoy the additional space and/or revenue from the unit without considering digging up, etc. 

For cash-out refinances, did you prioritize LTV (e.g., 75%+) or lower rates?

Is inventory as high as you hear in the media and are builders offering financing at more competitive rates?

@David Avetisyan If you sell your home for $510K and provide a $10K seller credit, your taxable gain is based on the net sale price of $500K ($510K - $10K credit), as seller credits reduce the gross selling price for tax purposes.Tax Impact in CaliforniaCapital Gains Calculation: Your gain is the net sale price minus your adjusted cost basis (purchase price + closing costs + capital improvements).Primary Residence Exclusion: If you’ve lived in and owned the home for at least 2 of the last 5 years, you may exclude up to $250K (single) or $500K (married) under IRC Section 121.California Tax: Capital gains are taxed as ordinary income at rates up to 13.3%.The $10K seller credit lowers your taxable gain.

MY hourly rate works out to a MULTIPLE of X the example you give.

You could have your insurance cancelled but more likely you're going to see a rate increase.

I definitely want to continue in my field—not just because I enjoy it, but also because it allows me to keep investing without dipping into the cash flow from my soon to be units.