With a low 4.75% rate but minimal cash flow ($50–$125/month), your equity could likely work harder elsewhere.

Avoid surfaces that can stain or feel cheap like low end LVP.

I have noticed competitors charge as low as 10 to 15% but their quality isn't the best and then I have seen others charge 25 to 30% We remain in the middle and provide a small business experience with super host status.

The negative equity often exceeds $50k but even if I use $25k (it would be rare to have this low of an initial negative equity position), is nearly 2.5 years to recover.  

And not only that, my cash flow on my new properties was low or sometimes zero.

In this type of situation, they want low interest rate with low down payment also.

I think there's a pretty low bar for competency in the management business because it's not glamorous and can be a grind.

I too have feelings and thoughts about the programs.After I get past my feelings, I have found that I consistently get paid and vacancy is low. 

This is all indicative of a low interest rate environment. 

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.