@Michael Bryant it depends on the part of the economic cycle we are in.Prior to the housing crash in 2008-2010, national lenders were popping up everywhere and were aggressive with their lending programs, offering products and rates local banks couldn't/wouldn't.These players disappeared after the crash, so small local banks became the only option.Since about 2014 or so, they've started popping up again.With the ongoing softening of the economy, many of these national players are bound to disappear again, leaving smalll local banks as the only option again.Since you're interest in Detroit, keep reading below:We think the Midwest is a GREAT place for OOS investors to consider!

However, it'd be wise to also have an expectation that VTI might tread water or even decline by another 10% from November highs for a few years until we work out from under the current economic cycle. 

I am targeting properties 200+ units and prefer 500+ unit deals.I can buy deals over $100+ million, the bigger the better.My primary target markets are Dallas, TX and Atlanta, GA and target other markets where there are strong jobs and economic growth.Feel free to message me.

I like Kansas City for the combination of strong economic and demographic trends with good cash flow and Cleveland and the Quad Cities for affordability and cash flow.

If you only have 1 rental property it may be more economical to carry the extra Liability coverage in your 1 landlord policy as opposed to having the umbrella.  

Intel is a great example, who is building the largest chip manufacturing plant in the US right here, and it will be a $20 billion dollar investment that brings a few new thousand jobs.https://www.dispatch.com/story/business/2022/01/21/intel-ohio-building-computer-chip-factories-licking-county-jersey-township/9173472002/ Another example of economic growth is the upcoming Ohio State University Wexner Medical Center Inpatient Hospital which is a 1.9million square foot hospital that will bring over 800 new beds and a thousand new jobs. https://abc6onyourside.com/news/local/new-osu-hospital-expected-to-transform-health-careHere are a few more recent investments https://www.10tv.com/article/money/business/hydrogen-power-company-hyperion-bringing-700-jobs-to-columbus/530-25907aab-5517-4661-a9f3-d2ed2d5be6b0 https://news.wosu.org/news/2022-02-08/rumpke-to-build-50-million-recycling-facility-in-columbus Check out The Complete Guide to the Columbus, Ohio Real Estate Market which goes through the Columbus, Ohio market in depth and will give you a better scope of where the highest levels of growth are taking place and where to look to invest.

As rates rise and economic conditions (especially related to housing) become more uncertain, creativity and certainty in regards to both residential and commercial financing is critical to competitive offerings and adaptive solutions of successful real estate transactions. 

Our economic system is not "capitalism"...it is "debtism". 

That could be extremely favorable in todays current economic climate.hope this helps! 

But overvalued is tough when you factor in low supply (relative), lots of cash out there, and a host of other economic factors.