@Marcus Auerbachinteresting post.i really don't know.as @Cody Roberts pointed out, another thing that is happening at the same time is an incredible reversal of population growth - from the doom and gloom, overpopulation predictions of the 60s and 70s, to the likely peak of human population by 2060 or 2080, followed by probably an irreversible decline. 

I don't know NC landlord laws but we have great landlord friendly laws here in Austin and prices have come down significantly off the peak.

Combined with that and their speed, I'll use them again. 

Time in market is the biggest benefit on your side, so the sooner you buy, the longer you'll have that property (and also, the sooner you can buy #2).This is definitely a perspective a lot of people tend to steer away from, as they are scared/ think that we are at the peak of market costs and interest rates.

Hopefully, this provides perspective.Keep in mindThe Fed started hiking rates in March 2022, and only stopped tightening in July 2023, having lifted short-term interest rates by 525 basis points or 5.25%.Average 30-yr mortgage rates started moving aggressively upward a bit earlier (in January 2022) and only peaked (at just over 8%) in October 2023.

I've also built dozens of additions, garages, and new Builds, including cabins in the Cameron Peak fire area. 

We are already 1 MM senior housing units short as it is and we are not even in close to peak demand as Baby Boomers will continue to age for decades to come. 

Peak rental timing is May to August.

The philly properties did lose value but not by much - at most 10-15% at the peak of the GFC - small multi family did especially well during rough times in solid neighborhoods. 

These facilities often have stable and predictable income streams due to consistent demand, making them attractive investments.Additionally, the trade-off between the speed of closing a deal and the long-term financial implications is crucial.