I suspect that we will all be waiting a lifetime to see rates back to were they were 2 to 4 years ago.. so I would not bank on that.. as for pricing.. if its a place to live then you certainly can just wait and see.. its not like your homeless or need to move other than you don't care for your neighbors.. markets always slow about now.. what will be telling in my mind is were we are at next Feb March April in the buying season as it were.I was in a conference this week here in Vegas and some of the speculation is that many of the commercial type loans that had 5 , 7 and 10 year calls  are going to stress those that had max leverage.. as the rates rise the cap rates rise to keep pace thereby devaluing the properties.. to the point some of these investors are going to need to bring some to significant amount of fresh capital to pay down their debt to get a refi.. and that will stress those assets and there could be a real buying opp in that sector.. at least that's what I gleaned from the talk I listened to yesterday... hope you find that dream home in the country !!!

Most cities would likely be best off with limited restrictions (limiting enforcement time & costs) other than enforcing any already existing health and safety laws.

Great tip!

I have a motivated seller who said he doesn't care about his credit or a foreclosure he just wants some money in his pocket. 

Thank you for the tip!!

However, after researching it and having her actually do her homework it came to light that divorce, separation, health issues, moving for a job, and a few other extenuating circumstances were the only exemptions for no paying capital gains before 2 years of having it as a primary residence. 

I have a motivated seller who said he doesn't care about his credit or a foreclosure he just wants some money in his pocket.

Have the agreement notarized and keep meticulous care of your rent receipts as these will be your proof of down payment when it comes to refinancing in the future.

Overall, I'd really appreciate any and all tips you guys have for me! 

I have a lot of family in the industry, we take care of each other!