This cannot get passed through until the commissioners review and choose to vote on the bill. 

Very low turnover. 

Flip side, for a third of that you are trained to find properties using creative finance taking over existing low interest loans that cash flow and you are buying in decent neighborhoods with every day lunch box Joes that have kids and go to work and pay rent on time. 

cash flow has just been hit hard everywhere with the rise in interest rates. the properties in my portfolio that cash flow the most are at interest rates that it's not possible to get anymore - low 4s - and somehow there is still tremendous demand for properties that won't cash flow or break even, which is what you're finding.based on what you've said about your current situation... i don't have a good answer for you. 

I don't see it as an issue but many still do, at least in my small town where the majority of renters are elderly people looking for low maintenance housing options.

Findlay is a real oppotunity beause you’ve got a combination of stable job sources, a decent population size, and often lower acquisition costs compared to bigger metros.About choosing an agent..

Honestly, I think you're estimated expenses are a bit low.

When loans were called, was it due to specific triggers like delinquencies, insurance lapses, or low-interest rate portfolio loans held by smaller banks?

I see that real estate agents and brokers are too negative on sub to deals……investors looking for low interest rates and or low down payments are too positive on the same.As I stated the reality is somewhere in between, depending on individual circumstances.  

Strong rental markets with low vacancy rates are ideal for long-term holds, while areas with high ARV growth are great for flips.