Granted I could always refinance when rates drop, but that drop may not happen until 2026 with the roaring inflation data that just came out today.

When those illegal immigrant is working  it gives pressure to wage so it reduce inflation, but also reduce unemployment.Since unemployment is reduced, there's not much pressure for the Fed to reduce rate.

Honestly, from the pictures I am unsure where the 16k is going.The ARV also seemed a bit tricky, but honest, some of the quick sales in the area were across the street on a golf course that I imagine would inflate the price of that sale.

Most Fed members have just been repeating the “party line”: inflation is declining, but there’s “no rush” to cut rates with the economy and jobs market so strong.The jobs data didn’t help mortgage ratesNothing shocking from JOLTs.

Therefore, the rate increases cannot address a primary source of inflation, but the fed has few tools available to fight inflation and raising rates is their primary tool to fight inflation. 

It's essential to recognize that mortgage rates are influenced by a myriad of factors beyond the Federal Funds rate, including Treasury bonds, GDP, unemployment, housing demand, and inflation.

I also believe the rent increase will hit its allowed maximum (i.e. 10%, I expect at least 5% inflation this year) for 2020. 

Investing in real estate is a way to boost your net worth as you earn through capital appreciation, amortization, depreciation, cash flow and the inflation hedge.  

Over inflated ARVs and highly under estimated rehabs.

During inflation prices also go up.