My CPM decreased to just over $5 and my Thruplay cost is at 6 cents.

There was an increase in median sales price from the preceding month and a decrease from the preceding year for the entire Austin Metropolitan Statistical Area.The City of Austin saw a decrease in month to month median sale price from $565,000 to $550,000 a month to month decrease of $15,000 and an 16% decrease from the previous year.

A refi will further decrease the ROI as a result of financing fees/closing costs.

Have you talked to the lender about using your business income to increase loan's qualifying income (therefore decreasing DTI)?

Even continued decreases in the inflation rate won't cause the FED to relent on rates, in my opinion.

Although the VA loan typically doesn't require one, I figured this was an easy way to just save on the taxes while doing a house hack and decreasing the total loan amount, and increasing profits.

Example:  Phoenix let’s say 50% price decrease as an example.  

If anything prices will rise into 2024 especially if the FED keeps rates paused or decreases.

For example, I would recommend underwriting a property assuming a rate increase over a decrease. - Talk to local lenders before you put in any offers.

Perhaps the next recession will lead to discounted real estate OR maybe it will be largely in the world of equities with minimal decrease in RE valuations.