It may be a difficult game to get into in 20 years, yet many will find a way and the cycle will continue, so long as the US is still standing.Ultimately, none of us has a crystal ball, we can only look at history.Conversations like these have been going on since the dawn of man and will continue. 

Gotta 1 up @Jonathan Greene its for sure a different and more relational game. 

And those property taxes in Texas can be a real game-changer, especially without any cap, making it tough to predict long-term expenses.

Hey Jude,Welcome back to the real estate game!

In my opinion, house hacking is the easiest way to get into the RE game with the lowest money out of pocket...plus if you throw in a renovation loan like the 203k or homestyle, you can boost your worth quickly!

You're not in this game for a year with the buy and hold strategy.

If you're getting back into the lending game for long-term hold investors, a realistic “ideal” loan might look like this:Rates: Somewhere around 6-8% interest, depending on the risk profile of the borrower and the property.LTV: 70-80% LTV is solid, especially if you're aiming for lower risk.Term: 5-10 years works for LTR investors who want stability.Fees: Reasonable origination fee (1-2%) is expected, but avoid nickel-and-diming borrowers with hidden fees.Prepayment: A soft prepayment penalty could be fair if paid off in the first couple of years, but after that, no penalties.Speed: Being able to close quickly (within a couple of weeks) would be a huge plus.In short, give investors a competitive rate, decent terms, and flexibility on prepayment, and you’re golden.

I guess everyone has their own game plan but there are states that are offering huge ARV potential and cash flow options. 

Hey I am fairly new to the real estate investing game and want to see if anyone has a REI meet up or zoom meeting going for the Birmingham, Al area?  

This is a very fair game I could say, I meant to say in the real world they're just "property management"/REIT that doesn't necessarily have to perform to buy/sell the property to increase NAV.