More great news, our market just keeps on delivering. 

Buying a duplex and househacking is an excellent strategy though. 

Excellent! 

So the whole idea that $109mnth is some "big incentive" to do nothing is just FAKE-NEWS.

I prefer building my own spreadsheet on Excel and fine-tuning the specific expenses myself.

Prices remain relatively low, but appreciation may be slower.Monroe: A mix of cash flow and appreciation potential, Monroe has become a popular choice for investors, especially in areas where new developments are popping up.Appreciation-Focused NeighborhoodsBallantyne: A well-established area with high demand, Ballantyne offers excellent long-term appreciation potential, though cash flow opportunities may be limited.South End: A booming urban hub with a vibrant retail and restaurant scene.

The good news about the saturation is a lot of investors bought in the height of covid, with abnormally high performance numbers.

This provides an excellent opportunity to purchase properties, make light renovations to increase both rental income and property value, and optimize cash flow.

Having a rental property in Virginia Beach already is a fantastic start, and your focus on BRRRRs, flips, and multifamily properties shows you’re ready to scale.OKC is an excellent market to consider—it’s affordable, has strong rental demand, and offers great BRRRR potential.

It sounds like you are overly confident in your Excel spreadsheets.....