I know price appreciation and taxes are compressing profits, but surely some things must be working... any direction/feedback is appreciated.

We have seen a compression in cap rates almost across the board over the past decade due to this phenomena.

I suggest using the dropbox link, since the images attached will be compressed and hard to read.https://www.dropbox.com/s/x0j4cky9c6q9syr/dallas.j...https://www.dropbox.com/s/ish5690yhbmq9co/dallas2....

In an area that has been depressed, but has new large businesses moving to the area which will compress housing availability, push rents a little higher and push property values a little higher.

Unfortunately, crime has been compressed around Sherman Dr and it's slowing down the expansion as it moves East.

Those were owner occupied rates (I know, showing my age:).To be clear, bank financing is way cheaper and no one's hiding the portfolio rates and it's true that portfolio rates are higher, but let's really look at what they are and not vilify some really great rates because they compare unfavorably to today's rate compressed market. 

so that's going to take at least 50 homes or doors.. and lets say those doors average 100k per door  that's 5 million.. and lets say you can buy those with 20% down and have 10% for reserves that's 1.5 million in cash.lets say you want to try the BRRRR that's talked about on this site.. well that's good but you have seasoning so for each BRRRR figure 6 months to do them.. lets say you have 200k in cash that's 4 houses a year.. so its takes at least 10 years.. lets say the economy goes up down rates go up almost certainly now cash flow is compressed... 

I think it's great to have everyone under one roof; the only issue is compressed cap rates.

The housing market around the country is compressed with low supply and high demand.

About 5-6 years ago I tired them on a set of regular cabinets but the compression on the soft close eventually failed on several hinges.