there are more agent compare to inventory since few years ago. also i don't understand the logic of brokerage that keep want to add (newbie) RE agent.

I believe you can still do well here, especially cash flow compared to LTR's, but there is a lot more work to it so you have to up for the ride.  

I am in the pacific northwest and prices here are high compared to some of the investing hotspots around the country. 

Information is power and there is a lot available for anyone willing to look deep enough.In December 2023, Scranton home prices were up 16.7% compared to last year, selling for a median price of $175K.

Sellers have low/no mortgages on their own properties, low rents compared to market, and high expectations for their sale price.

What you should do now is use Zillow and Apartments.com to make a list of comparable apartments and what's they're advertised for.

Make sure to look at what recent comparable properties are renting for to justify your increase.Communication: It's important for landlords to communicate openly and transparently with tenants about rent increases.

And if you go with a mutual fund, even the most overpaid mutual fund manager only takes 2-3%, compared to a property manager who wants 8-12%. 

Might want to follow @David PereIn areas where the cost of living is lower, the financial burden of a mortgage is often comparable to or even less than rental costs.

Non-residential properties have a few extra options compared to residential properties.However, before looking at the accelerated depreciation (100% bonus is a form of it), you need to figure out if you will be able to take these losses.