A good investment team will minimize your risk and save you time and money.

Of course, a realtor and a mortgage person are going to tell you to rent one and buy a new one, but why would you move out of your home that you've lived in, just to owner-occupy another single-family that you will probably not like as much, just to get minimal cash flow out of the house you put the work into.

Mitigates potential loss of capital for myself and also allows me to leverage the contract when negotiating.

How do you calculate your losses on the closing costs and lender fees?

Definitely talk to an insurance broker about appropriate coverage for renting (even a house hack) - liability coverage, rent loss if the property is under repair, etc.

Tracking vacancy (and Loss to Lease) is common practice on commercial P&Ls. 

Sure you pay HoA fees, but as long as you can cash flow, the actual damages are minimized since you only have to care for the interior.

Also know that your LL has to mitigate your damages which means they need to diligently try to release your place as to minimize your financial loss.   

If you target mobile home park investments, you should be able to achieve dollar-for-dollar passive losses and in some cases even more than that. 

People rent instead.iBuyers have been a trend for several years now and I believe it has it's place, but will not grow beyond a small share - Zillow just killed the program with massive losses and laid off 25% of their employees.For 2022 it looks like the market will become more healthy; the rate of appreciation should slow down, but we do expect prices to go up.