At least in the west you have historically made good appreciation. 

👋For market rent comps, here are a few resources I’ve found useful:Zillow / Rentometer / Apartments.com – good for quick ballpark numbers.Local Craigslist or Facebook Marketplace – can give you the real “street-level” rents in your area.Property management companies – sometimes you can get insight directly from agents or PMs who know what’s actually renting.County or city property records – some areas publish historical rental data.BiggerPockets forums & networking – ask local investors; they often have current comps you won’t find online.Since you’re a commercial realtor starting out, combining online tools with local market intel will give you the most accurate picture.

Downside = fees and not much personal relationship. • Local Banks/Credit Unions (like Middlesex): You’ll often get a dedicated banker who learns your business.

As mentioned above, rates and home ownership are around their historical norms.

This caused a historically unique opportunity for investors - they could buy Class A properties and immediately cashflow when renting them out.This couldn't last forever, and it didn't, as excited new investors drove up prices.

Quote from @Jeremy Dugan: Quote from @Kerlous Tadres: Going forward, focus on building good relationships with your tenants.

You’ve got the right mindset, starting with small multifamily rentals is a smart entry point, and being intentional about learning and building relationships will serve you well.Virginia has some great markets for long-term rentals, and connecting with others here will definitely help you fast-track your progress.

In my normal business, I have relationships built with a commercial banker that makes the process for acquiring funding very simple.

As important, all sophisticated investors will only consider investment in private offerings that are Reg D, or occasionally Reg A, compliant.The most important aspect of Reg D is the 506 c offering, which ALLOWS general solicitation and advertising, and eliminates the requirement of the sponsor and investor having an established relationship

That said, "invest outside of Portland" doesn't help me right now...someday I'll get there.I think rates are still historically low.