"Getting in" is easy; making money, managing the business, with the increased financial risk of commercial properties is a whole different game. 

I focused on adding modern luxury amenities to increase the property’s appeal to the high-end market.

They have increased in value, and our rents have increased by more than 45% overall.

You increase the likelihood that you continue to receive that $8,500 each month. 

I was chatting with some of my lending buddies at big banks and they are all backing away from the CRE space including office because operating costs are increasing more quickly than rents.

Eventually, Class A property values increased to the point that even increasing rents didn't allow them to cashflow upon purchase.So, the flood of new investors switched to buying Class B properties.

However, investing locally has become increasingly unfeasible and unrealistic due to the high costs.

Investing in a new construction duplex or quad in a high-growth market is a smart approach—both for immediate cost savings and long-term cash flow.I also agree that focusing on markets with strong job growth and population increases is key.

Did lenders reactivate HELOCs after the rates increased?

I had a tenant force me to pay for some dumb azz air quality test where she claimed my air was bad and making her sick.