I can only speak to myself personally but I've continued to invest, knowing properties may not cash flow much but I've invested in value-add so focusing on appreciation.

So the Property manager is making 60%+ of what you make as the landlord (speaking in straight cash flow terms).

Generally speaking high priced RE doesn't make sense for LTR. 

♦How can I apply to speak at BPCON2025?

Dave Stech speaks on a number of RE podcasts, many times on MC Laubscher's Cash Flow Ninja podcast (one recently #848 on September 16, 2024). 

If it is unclear as to whether you have met the standards of the Illinois Code, it is recommended you speak with an attorney for an explanation of Landlord/Tenant Law.

You will be waiting a long time - that as mentioned was a black swan event just like when they went to like 18%.Historically speaking expect rates to be between 5-8%. my recommendation to anyone buying real estate today is if you buy, expect to hold it for atleast 5 years 

You’re speaking my language!

On the other hand, giving one of the bedrooms its own private outdoor escape might appeal to a buyer looking for a luxury retreat.

I’d suggest keeping an eye on the MBS market, as suggested by others, and possibly speaking with a few lenders who specialize in VA loans when the timing is right.