I'm struggling to decide if I should continue to house hack and invest in this area where cash flow seems pretty moderate and you have to break almost every rule (2%, 50%, etc) to make an investment decision.

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The last deal took about 12 months to finalize with falling off market and it still required moderate work.

As units turnover, I will do moderate repairs, and boost rents to $650/mo for each 1 bed 1 bath unit.

@Jonathan Pflueger  Made some calls on this and there IS coverage to be had through secondary market carriers, but it will be a moderately higher premium. 

My previous post was removed since I was trying to make it convenient for you, but BP moderators want you to go to the events page yourself to find it. 

It was just a bit more efficient and cost effective in the end, but I highly recommend them for anyone looking to build their own house buying site, if they have a moderate amount of tech ability.

So depending on local supply, it would create a new balance market.In 2021 when supply is limited and demand is high, maybe the ratio is like 1:100 --> price skyrocket.In 2023 when supply is limited and demand is moderate, maybe the ratio is like 1:7 However, as long as the ratio is above 1:7, like in our area, price is still going up,albeit slowly.In 2008 what happened is the reverse, you have 3:1 where you have 4 supplies for one buyer.

The three cash flow moderately and the fourth or I should say the first I house hack so it brings in cash.

Urban = Appreciation and moderate cash flow.Rural = Less appreciation and (possibly) better cash flow (IF you self manage!