They’ve secured low rates and rapid equity increases due to the last few years of Fed/gov intervention.   

Last but not least, my business partner Chris just mentioned to me this website which it seems to be pretty accurate in terms of market rent. https://www.rentometer.com 

The last full gut we did ~1600sqft rowhome was $125k with permits.

I purchased a duplex in Carlsbad myself last month...interest rate wasn't great (mid 7s) but they could be worse I guess and I can't wait around hoping they'd come down.

I got my first rental with negative cashflow last year.Property price 241k, loan balance 232k Tenant pays rent 1,800$monthly payment 2,050$Spent 5,000$ on improvements.Property appreciated from 241k to 255$ this year.I am not sure whether I should sell it this year or keep for appreciation purposes?

At the last meeting they are still expecting 3 rate cuts this year.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Until last week.I always thought a legal contract is a legal contract.

You'll be seen as an experienced investor with your 5 exits (assuming they've been completed within the last 36 months).I'm in San Angelo, TX so about 4 hours away from Dallas.

I am new to Bigger Pockets but have been an owner/investor for the last 20 years.