So many new investors get "sold" that real estate investing will decrease their w-2 income as part of the "tax benefits." 

At first, I wanted to go the househack route, but I'm wondering what I'm really gaining from doing this that I couldn't gain from getting a single family, such as renting after I leave to fha another property and live there + gaining equity, besides decreasing my effective mortgage.Also, I imagine in a few years as interest rates decrease, the demand for buying single family would go up and demand for multifamily/renting would go down, or atleast not increase.

On buyer agency agreement it defines exactly what buyer is paying there agent, in retainer, $ paid, and/or %, anything and everything spelled out including if it's decreased by seller compensation for buyer broker. 

- Can you can wait out the expected rate decrease next year and don't want to flow the rental?

Make sure you understand you markets, if the market were to take a 10-15% decrease there is a good change you will lose everything you have worked for.  

Just like any type of real estate it is very risky but your risk decreases as your knowledge increases. 

On the flip side, if interest rates spike and lender requirements continue to tighten up, we may see rental rates increase and vacancies decrease which will be great for your rentals.

There are also renovation VA loan products out there which can allow you to close on a property in need of repair and even capitalize those repair costs into the loan.Looking long-term, if you can land a property that turns some cash flow now, there will only be upside from there as rents increase, refi opportunities if rates decrease, and your net worth increases through appreciation (at which point you could consider pulling out some equity to put in another deal!).

Increase tax dollars, decreases money going to the black market and keeps a lot of Ohio money from going to Michigan.Thoughts?

You could only rent it if you decreased it well below market.SummaryNo online site I have seen provides property-specific rental rates accurate enough for making investment decisions.