As far as rates, keep in mind cash out refi rates are always more expensive than purchase so even if rates drop you wouldn’t necessarily get a better rate and tbh it’s my personal opinion that rates are likely to remain in mid 6’s or so for the next few years, As far as appreciation with rates dropping, I’ll be honest I thought going from 8 to 6.5 would be a bigger impact than we’ve seen and while it’s stillpossible we see that come spring I do think some markets are just too expensive and are likely to go nowhere for a while, I think the areas with the best appreciation over the next few years and this is just my personal opinion, under 400k in prime Baltimore location’s, under 500k single family in Howard, PG and Anne Arundal county and under 400k single family on the eastern shore, the reason being those are still area’s that are around par if not cheaper than rent that are also nice places for a family to live, while most normal home buyers aren’t necessarily looking at price to rent ratio it certainly factors in subconsciously and I believe though I could certainly be wrong any growth from here on out is going to be driven by 1st time buyers looking for single family homes that are affordable to them relative to the rest of the metro area.

So if you're on Section 8, or if you're on Unemployment or student loans (things that are theoretically designed to be temporary) - we have to treat your income identical to that of a W2 Employee.  

The special assessment is temporary but with it BRRRR is negative net income so it has to go before considering that option.  

I use Southern Shores Realty for my rentals.

Aug historic distric and Gulf Shores

I believe the area on the shore of Biscayne Bay is a wonderful place to make an investment in property.

(they had a temporary job loss due to covid).

I own a beach house down the shore and thats something that helps me rent it out with pretty good success in the off season.

The northern beaches (Southern Shores, Duck, Corolla) are a bit more elevated and protected than some of the beaches down south, especially on Hatteras Island.   

Renting a room may also be a temporary solution for those who are in transition, such as people who are moving to a new city or experiencing a period of financial hardship.