I listen to their podcast daily while driving to and from work as well.

Buyers don’t care if you shelled out more on the rehab, if you’re priced too high, you’ll end up sitting on the market way longer than you want, driving up holding costs.Lastly if your buying on market, REO or Corporate sellers are dominating and not as willing to negotiate as owners would.

I mean by safest is on the volatility, for example STRs have many different factors, seasons of the year, local government regs and much more.

If you're considering house hacking a multi family property, some lenders might be able to factor in potential rental income to help you qualify.

Not sure your situation financially but even your $100,000 HELOC is going to probably run you $12,000 additional each year in expense that you've got to factor in.

Additionally, the beach is still within reach...just a short 1 hour flight or 6 hour drive.  

Have multiple exit strategies, do not be over leveraged, and make sure you are factoring market changes.

However, the suitability of buying and renting out a single-family home in Richmond can depend on various factors, such as market trends, rental demand, and property values (similar case with all markets, really.)Chatting with a local agent in the area can provide very helpful insights into the market, data, and specific neighborhoods.

Now some people may argue higher interest rates are good, as it drives out competition on new acquisitions.

Feel free to reach out directly if you'd like to dig deeper into the chaos I've immersed myself in over the last 10 years or so.Cheers and drive safe