In my experience I've gotten some of the best deals when the listing agent is a discount broker. 

Run the numbers the same way every time.A simple deal analyzer is your best friend.

If you want, I can point you toward the pockets where wholesalers have the best hit rate and the stuff to avoid so you don’t waste time on dead leads.

Here in our local residential market in Northern Nevada there was a notable uptick in homes contracted and a corresponding decrease in days to contract in October I think largely in response to downward pressure on rates.

well, in theory, in 10-15 years rents will go up, and your fixed rate mortgage won't. 

Spend time exploring the areas you’re interested in to understand the market trends, rental rates, and community vibe.Network with Local Investors: Joining local real estate investment groups can provide you with valuable connections and insights.

Owning where you operate out of can be great but it needs to be intentional and understood the constraints you are putting on your operation and yourself for growth.The way I would get behind this is if you could really get the space at a rate that made sense for the capital that was required to bring it up to modern standards. 

Meaning you don't get any protection out of it while you have to deal with it, move the tile behind the back of the bank, because of a low interest rate residential loan - or you a higher rate commercial 5 year balloon - risky for its own reasons.You will probably disagree with me here, but personally I believe that if you start out and buy a 200k single family with 20% down the disadvantages of an LLC outweigh the potential benefits by far.

.👉 Bottom line: The Fed’s next rate decision hinges on what this backlog of data reveals.

This data confirms a broader shift:Pandemic migration has fully cooled.Supply growth in Sun Belt markets is outrunning demand.𝐎𝐰𝐧𝐞𝐫𝐬 𝐦𝐮𝐬𝐭 𝐝𝐞𝐜𝐢𝐝𝐞: rent concessions, increased marketing, or selective disposition.𝐆𝐢𝐯𝐢𝐧𝐠 𝐢𝐧𝐯𝐞𝐬𝐭𝐨𝐫𝐬: motivated sellers, flexible terms, and creative deal structures.If you’re new to real estate and have been watching and waiting, this is one of the best opportunities to learn how creative investing actually works.