However, rates have since moved upward.A 30-year fixed rate mortgage is once again sitting around 7% interest:The real estate industry hoped 2024 would see a recovery in which mortgage rates fell and home sales climbed.

I haven't been expanding my business with LMHA since the end of 2016 per my posts above so I don't know exactly what changed, but I expect the outsourcing of inspections to private industry + some executive level leadership + replacement of staff with new faces excited to serve the needs of HUD/Landlords/Those In Need has resulted in an agency I will develop more business with.The HCVP will always be a double edged sword for landlords (See Section 8 Bible discussion) but for now I have discovered it is finally worth the effort to participate in the program.I specialize in Toledo's transition neighborhoods, discounted houses on the edge of nicer areas but also on the edge of trash...the Section 8 program allows me to get long-term tenants who are a good business model provided they are consistently managed and visited/inspected for additional "visitors" (relatives and random dogs/cats) and damage/housekeeping which can destroy a home if left unchecked.You need to know the rules, repair and renovate for long-term durability, prepare for inspections thoroughly and keep a team of contractors who will hold those standards...after 8 years we have been through a hundred inspections.

Resale  what retail buyers are paying for rates of course affects the business dramatically.

I worked in the auto industry for too long😂).

In many resort areas, there are furniture/case goods retailers that will handle all of this for you.

Maybe you like the service industry and want to run a short term rental on your own.

Given the high demand for industrial space, especially near major interstates, this could be a smart move.

Then depending on what's allowed you can speak with a broker who specializes in that type of property (agriculture, industrial, low density residential, etc.) and see what they think the highest and best use could be. 

For the rest I would consider a triple net lease deal or fund in industrial or commercial real estate.  

But there is a cottage industry for sure in CA in buying Riverside county and San Berdo county high desert vacant land and then reselling them.. and as I mentioned in certain counties in N.