With inventory levels continuing to be so low, and most economists beliefs being the fed won't raise rates much over 4% in 2022, it seems as though we are still a long way away from a market shift.

Nationwide rates hit a low of 2.7% - so there has really never been a better time "spread" wise.Moreover, the FED has printed so much money (~25% of all dollars in existence were created during COVID).

(How to handle Fed tax liens, home equity loans and leins vs conventional loans and liens, reverse mortgages vs property taxes, collecting rent instead of paying cash for keys (I've collected $10k this year before people vacated), when to safely start renovations, how to wholesale your foreclosure, etc.)

back then the other risk was 5 year call notes  bunch of perfectly good assets were lots when 5 year calls came due and no one there to refinance them and small banks that made those loans got taken over by feds then their assets sold to hedge funds like Rialto and those boys did not care you did not have the money they went for the foreclosure and sue on teh note and pushed you into BK. 

@Chase Woodard you pay Fed/State taxes on rental income but no Medicare/Fica tax (which is 15.3%) on rental income and any rental income is further sheltered by the depreciation of the property which lowers your taxable income.

Of course the fed does not pay interest on this banked loss.  

Look for some really green grass or feel around for unusually soft ground. 

Too much competition, too many mouths need fed. 

Was not sure if the feds changed something that would restrict me from cash out refi at 6 months to pay back investors.

There is a little credit union by the name of Pen Fed who "technically" can do them but I believe that they have a quirky restriction the the borrower can only own 3 or less properties.