The data suggests price decreases for the next year or so

It's been slow, but not bad (decreasing values) I guess.  

Concerning your point about the Strawberry Mansion market, my data points to it being a path of progress area, specifically due to rising property values (16.6% median sale price increase year-over-year and numbers of sold homes doubled), decreasing crime rates (homicides down 15%), gentrification (I've seen personally), and investment spillover from Brewery Town. 

Adding debt to a property will always decrease its NOI.

Anyone else seeing a huge decrease in traffic from Furnished Finder?

Rich Dad, Poor Dad also helps shift your mindset.Podcasts: BiggerPockets Podcast and Real Estate Rookie are excellent for learning from investors at different stages.Local networking: REI meetups or BiggerPockets meetups are gold for real-world insights and connections.Hands-on learning: Even analyzing deals daily (using calculators here on BP) builds the muscle memory to spot opportunities.I’m a real estate agent in Memphis, TN, and I help a lot of out-of-state investors grow their rental portfolios here.

In addition, the white house has tasked the DOL and SEC to open up private placements to a much larger audience and possibly make accredited investor and qualified purchaser requirements decrease or go away.I have direct investments in real estate and investments in syndications and the stock market.  

I know locally employed people especially at certain businesses will stay until they buy so that helps decrease turnovers.

@Ben Rosenblum  Its great the airbnb worked out for you and eliminating the 1 night stays is probably the key factor in decreasing hassle. 

I've been risk-averse my entire life (that's why I've been doing the corporate thing for 20+ years) so there's definitely some unlearning and training-new-muscles I have to do, which I think is the gruntwork Dave talks about on the shows.