I don't know your market, so I would not be able to advise you, but just consider the sellers motives and make the terms beneficial for both parties. 

When the housing market improves, the median home values increase. 

Well, have a couple of competitors that are exclusively apartments/dev land for same.Their marketing is targeted at investors along with the mailing list.However, yes, you can get bad/good brokers in the same firm. 

To find a house where the seller is willing to sell it to you Sub2 the existing loan you need to do quite a bit of marketing.

In market's like these, sometimes it's smart to stay cash heavy. 2.

Its not terrible to ask that of STR - esp. if you are in a market that is more "utilitarian" and they likely arn't around all day; even in vacation rentals they go out and about for chunks of the day. 

BiggerPockets has a section just for this, Under the BUILD YOUR TEAM tab- then select- MEET UPhttps://www.biggerpockets.com/forums/521This is the best way to learn from investors in Houston and what to expect on the market.

If you owned 4 - $100,000 properties - that is $60-100k in market appreciation in 5 years.  

.- Title Contingency: Include a contingency that the buyer receives clear and marketable title to the property, free of any liens, encumbrances, or legal issues.- Seller Disclosures: Specify that the buyer's acceptance is subject to reviewing and approving all seller disclosures and documents related to the property's condition and history.Timeline and Deadlines: Clearly outline deadlines for completing inspections, securing financing, and satisfying other contingencies.

I also suspect home prices would initially rise on the first 1-1.5% of cuts, but ultimately fall once we get to the 3-4% range as large  pre-pandemic supply comes back online, compounded by boomer land lords selling realizing the top of the market is in the rear view mirror (at least for them).If you eventually get squeezed on lower rents and valuations as the market normalizes, the ability to BRRR your pandemic era deals will be limited, so how do avoid trapping capital in the deals you already own from this environment?