Eventually, landlords who can't sell at pre-cap valuations and can't justify continued operating losses keep units vacant or let properties deteriorate.New construction stops — because developers don't build into a market where the ceiling is fixed before the project cash flows.Supply shrinks — because the vacancy that does occur isn't re-entered at market rate.Rents for new entrants rise — because the supply of available units decreases while demand remains constant.The policy designed to protect working families from displacement ends up accelerating gentrification on a 5-to-10-year delay.

My wife and I have a combined net worth of over $320k between cash, IRA, 401k, and standard brokerage accounts and we earn over $325k annually with expectations for the income to grow, so we feel like we have a strong financial base to allow us to go out and take calculated risk.As an additional note, we have family/friends in both Orlando and Atlanta so that largely plays a big factor in narrowing down to those two markets as that will us trusted boots on the ground as a long distance investor.

Also, understanding upfront how it will be operated, the roles everyone will play, the length of time for the investment, and how the owners will exit the investment are all really important to set up at the beginning before anyone invests in the deal. 

If your goal is to pass it down to your kids, it may need to be viewed as a long term appreciation play.

That's how this game is played.

I’m currently weighing whether filing Chapter 13 makes sense as a strategic reset, but I don’t want to unintentionally stall my ability to continue investing long term particullary when it comes to DSCR loans.I’d really appreciate hearing from people who’ve actually been through this or worked closely with investors who have.

Duplex sold in Dover in 2025 for mid $500’s Both units have 3 bed/1 bath apartments Both units are in decent shape but there is room for some cosmetic upgrades 270k/unit and approx $240/sqftThese two numbers tell us this duplex is very on par for what the market looks like in Dover  Because of the larger bedroom count, I’d like to play out a house hack scenario: PITI payment + maintenance/Capex + vacancy + energy bills + reserves= $5400/mo(rough estimate)  Now I’ve been hearing that this winter has proved to be harder than normal for landlords to rent out, so assuming a below market rent for a 3 bedroom in Dover going for $2100 and two individual rooms in your own unit renting for $600, that totals up to be $3300, leaving an additional $2k/mo rent to pay.

If later down the line you wanted to invest back into brick and mortar, you could do a 1031 into an investment property or into another DST, continuing your tax-deferred journey.

The bigger question is what role you want Dallas vs OKC to play in your portfolio.Dallas has tighter spreads and more compression right now, but stronger liquidity and long-term fundamentals.

Then....I have a friend that makes 60K a year and she has 640K in her SP500 fund and continues to grow.