I also weirdly enjoy cutting grass so don't mind doing that and getting a tan while doing it at my properties haha. 

Nate, Usually the Fed wants you to pay tax on capital gains.

Critical Update: Waiting too long for the Fed to cut rates could significantly impact your approval chances.

I found Third Fed Credit Union with a great rate prime - 1.01 = 2.24% for balance over $50K.I have a great rate on my Primary home (in CA) and investment property so I don't want to do a cash-out refi.

My family bought SFRs in early 80's w mortgage rates >18%, but high inflation drove rents higher than debt expenses so they all cash flowedalso look at USFR, paying 5.37%, holds 8 week Tbill floating rate notes only, not as good obviously as buying Tbill directly at the top of the curve (i bought a 26weeker in late Sept at 5.6%) but much easier to transact, i suspect 10yr will fall over next 2 yrs (FED cycle) then slowly rise over next 30-35yrs (long us debt-deleveraging cycle)

Sure, things that the feds do affect your marketplace, but we are NOT a national market (I'm not an American, yet).Anyways, the banter is great, and if you want to start another thread, I'm happy to chat about real estate with you. 

There was always a leaky faucet, clogged toilet, broken light fixture, lost keys, overgrown grass, trash in the yard, etc. 

Sorry for being long winded but my grandma always said "closed mouths don't get fed"..... so FEED ME!!!!

Fed Hill, Canton and Fells Point. 

I would suggest you can expect mortgage rates to drop by a quarter of a point at a time (when the Fed meets)... and the way it's looking, probably not starting until 2025.