Values were artificially driven up which encouraged investors to continue to dump $ into both residential and commercial space.It is way worse than where we were in 2008 leading to 2009. 

If you have $4,500-$5,000 in revenue coming in, you'll need to assume vacancy (5%), repairs and maintenance (7%), taxes, common utilities, lawn/snow removal expense, management fee (7-10%), insurance (maybe $500-$900 per unit per year) as well as your loan payment on a $350-$375k loan.

Some areas literally get flooded with lawn campaign signs.

I know you hire 3rd party lawn care companies.

Don’t use artificial air fresheners to cover up odors; buyers often suspect you’re hiding something.

Some highlights:R&M: 8%CapEx: 7.5%Vacancy: 10%Be sure to also include that you (landlord) will likely pay: utilities, wifi, lawn care, cleaner, etcLet me know if you have any questions!

Within an hour and under $300K, here are a few areas worth considering:Berwyn and Cicero – solid demand, older homes with value-add potential, and close to the city.Blue Island, Oak Lawn, and Evergreen Park – decent margins and good resale activity.Elgin and parts of Aurora – growing suburbs with affordable entry points and improving comps.Joliet – still investor-friendly, with solid rental and resale markets.Each area has its own pros/cons depending on your exit strategy.

Low “artificial” initial interest rates - where the actual interest rate would increase even if the index the loan was tied to did not4.

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>Should I sell some of my rentalsIf you properties where purchased before q2 2022 you likely have a below current market interest rate and artificially liw property tax due to prop 13.