Also, the vacancy rate was understated.  

Also lots of sellers have locked in <4% rates and don't want to buy at 7% new investors who dont have low rates will just deal with the new normal or historic rates.

How did you come to have expertise in the eviction rate in NJ?

Do this hoping to keep your heloc balance below this number so you are paying less interest based on your average balance vs the rate of your first mortgage payment.

In this era of increased rates, obtaining properties that will produce a good return are harder to find and often involve quite a bit of work.  

Quote from @Chris Seveney: Quote from @Devin James: In 2021, we saw buyers upgrading to larger homes, taking advantage of 3% interest rates to afford an extra 300+ square feet.Today, smaller homes are selling much faster as higher rates make additional square footage less affordable.While rates are historically average, I don’t see them dropping significantly.

They are nearing retirement and have children in school.

Interest rates are not coming down anytime soon.  

I found out the failure rate is 95%. 

My spouse went to school at UT and the rental there is a hold over from graduate school.