Activity is back up now, but with the astronomical rise in material costs (lumber, appliances, A/C unit shortage) I don't see an uptick in supply without an uptick in prices.2) Increased interest rates - Rates are at record lows and the government already announced it would stay this way at least for the next 3 years and choose to average out inflation in the future to balance it.

For a family with kids healthcare is astronomical and a major concern. 

I couldnt find any comps but my broker friend did and the price difference is pretty astronomical. however after paying the note holder, taxes, and insurance id cashflow still about 600 bucks.

 also I just had the duplex appraised and the value is astronomical

If you still want to move forward after answering those questions, get quotes and a full termite inspection like Patricia and Dan mentioned, and - if those numbers are not too astronomical - negotiate the price down.

You can reserve less, and maybe your bet will pay off, or you can account for appreciation in your numbers, but there's no guarantee that things won't come up or that the property will appreciate over time, especially given the 10 years of astronomical appreciation we have seen.

Since we have all cash the return is unreal and the growth can be astronomical.

The fail rate is astronomical in real estate.

The number of requests are increasing astronomically and there's no sign of slowing.

Smaller MF is such a headache - you've gotta deal with tenants (or pay astronomical PM fees), you use up a lot of cash, and it's very difficult to scale.