@Karen SmithAs jay mentioned private lending has been around forever and it’s really not on the rise - I think it’s always been a large player in the real estate investment space for short term loans.

With a low 4.75% rate but minimal cash flow ($50–$125/month), your equity could likely work harder elsewhere.

All while home prices are slowly rising. 

Combine that with insurance raising rates not just for dropping licensee count, but also to cover increased lawsuit risks.

I did not see a forecast for rising rates in Q4?

(Rising Treasury Yields Flash a Warning SignMohamed A.

For those still wondering why mortgage interest hasn’t moved down alongside the Fed’s rate cuts, see this WSJ article: If the Fed Is Cutting Rates, Why Aren’t Mortgage Rates Falling?

Most of the US real estate market has seen inventory continue to rise with a lot of relisting and stale dated listings, but Valdosta seems to be a “Great White Buffalo” (if you get the movie reference).

I’ve had to widen my search radius to smaller suburbs or target properties needing light cosmetic work to make the numbers work.Value-add opportunities: Adding amenities tenants love, like finished basements or upgraded kitchens, seems to justify rent premiums in this market.Navigating the competition:Be creative with financing: Seller financing or partnering with other investors has been helpful to secure deals when conventional offers didn’t cut it.Work with local agents and wholesalers: They often have their finger on the pulse of off-market opportunities, which is critical in a hot market.For those new to suburban Chicago investing, I’d say the key is finding the “sweet spot” neighborhoods—ones on the rise but not yet maxed out in price.

Closest rate I've gotten to this was a 7.2%.Thanks for the help!