@Kareem Aaron                     I'm playing checkers while the pros are playing chess.

@Ken M.Totally agree with your take — especially the point that affordability, not just rates, is what’s driving this freeze in the market.From the commercial side, we’re seeing a similar dynamic play out, just with different numbers.

That’s the kind of leverage you earn after 5,000+ doors.Most folks don’t have that kind of network or history, which is why I’ve been building a tool that helps level the playing field.

. ;-) No case is cut and dry and "variations of the event and circumstances" are introduced for leverage and control and you don't know the full story until discovery.

The key is proving material participation—most commonly through the 100-hour rule (and more hours than anyone else).Other factors like average stay length, self-employment tax exposure, and bonus depreciation timing also play a big role in your overall tax position.

At the time, I just wanted to go play with my friends or enjoy summer like a “normal” kid (whatever that means!)

I am getting the feeling that the play is appreciation here.I am also looking at doing STR in the Midtown/Montrose area for cash flow.  

So off-peak just to play devils advocate.The reality is no one can afford houses at these rates, no one can afford to cut a check to get out from underwater if they re-fi'd in 20-22.

There are a lot of factors that come into play.

I think most people in the country would rather be on their phones playing video games and getting that dopamine hit than actually putting themselves out there and doing hard things.