While living in a high-cost area can present challenges, it also opens doors to creative strategies, like investing out of state or leveraging partnerships.

Many of these lenders allowing 2nds behind them are more expensive capital (10's - 13's in our current market [high rates - but now showing signs of coming down]).

This isn't just high risk your talking about Zach, your talking about compounded high risk. 

Also, which choice is better for you highly depends on what your real estate goals are and the experience level & skillset of the specific agent.Traditional agent and Redfin Agent could essentially be the same thing in many cases.

I think my fees are high until I shop around and then I am thankful. 

(Currently managing STRs and that’s taking up a lot of our time)* MFH vs SFH: We could consider a small apartment (20-30 units) but we are mindful of vacancy-risk of SFH and high-PM-cost of MFH.

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.

Low vacancy rates, rising rents, and high tenant demand for more space/good school districts. 

This influx of high-paying jobs (averaging $60 per hour) is expected to draw a significant number of professionals to the area, boosting demand for housing and various services.

Prices a few years ago were based on expectations of (in addition to interest rates staying low): - Then current operating cost assumptions (like insurance cost expectations being flat)- A seeming disregard for record levels of new inventory / supply hitting the market- Extremely high inbound migration expectations which are likely to not be met, due to both natural disasters and the boomerang effect when people from California or the Northeast move to the American South and hate every minute of the humidity, the large and relentless swarm of insects, and the occasional hurricane.