Good post, however each region has its own niches and concerns.
NYC used to be a good place to invest in rentals. Demand always outstrips supply even in the suburbs of Long Island ( where the schools are top notch ). The price of real estate has been going up since as long as I can remember.
Enter potential mayor Zorhran Mamdani who wants to FREEZE rentals when he becomes mayor but NOT freeze property taxes. As a landlord, your expenses goes up, but not your income. You’re screwed.