It’s 197 month today

@JD Martin agree 10,000%What I am surprised about is I had a call with someone in Austin today and in sw Florida and they both said things are awful and prices are dropping at high rates - curious don't hear as much chatter here about that as it could be an opportunity 

Returns today aren't as high in general as they were a few years ago, but that applies across the industry. 

Complaint Filed with the North Carolina Attorney General today.

So, what is happening today is not as important as what will happen in the foreseeable future.If rents are increasing faster than inflation (I use 5% per year as an average rate), then it may be worth holding the property, since your cash flow will increase as rents rise.However, in your post you stated, "Mortgage rates have kept increasing as well, that's why I put a range on negative cash flow."

I mean why is it today $16K vs several years ago when it was $500?

There are a couple opportunities thats on MLS currently, and I am crunching through my math and it seems to work out well (positive cash flow, decent cap rate).Some key assumptions I hope still holds true today:  low vacancy rate in general. ~1000-1200/month for a room in a single family house / duplex. 

🔹 Stuck in the day-to-day of bookkeeping, maintenance, or leasing?

Given today’s rates, running the numbers with a lender to compare options is key.I work with Aslan Mortgage Lending, and we often help investors structure financing to maximize both equity and future growth.

Not considering it will take years of perfect rental with no vacancy or capex just to “break even” with where they are today.