Let's make some meaningful connections and create opportunities together!

My CPA gave his opinion on the matter but being somewhat of a nonconformist i thought it would be prudent to get some external opinions on the matter as it has meaningful implications.

If I had not extracted value I would be rolling in cash flow. 

I don't think we will see meaningful reductions in rates in the next few years (if ever).Many areas have SEVERE housing shortages.

maybe in year 5 or 7 or 10 you'll start to see meaningful cash flow. 

Having a license is cheap, being able to use your license in any meaningful way is expensive.

I think I explore equity extraction to have some liquid ready to go.

Moreover, the only people who will contact the owner are realtors given that they are fully aware of that setup, and then will try to convince you that is impossible for you to sell your house on your own.All other listing websites with any meaningful market share are more straightforward and simply do not allow fsbo listing altogether – at least they don’t play games by using fsbo listings as a tool to magnify realtor’s extortion scheme.It is also well established in our court system that any entity controlling more than 50% of the market characterizes a monopoly.

Given the nuances between and within markets and listings I don't think there is a meaningful way to estimate this at a macro level. 

About your concerns on rents: you'll be hard pressed to find an example in modern history where rents declined in a meaningful way, not even 2008.