Current real estate deliveries were financed in the 2020-22 low-rate era, causing a temporary supply glut in high-demand sectors like Sunbelt apartments. Since new construction halted in 2023, today's depressed prices offer a unique entry point before supply normalizes and rents can accelerate.

Luxury properties with obvious but superficial flaws, like bad lighting or cheap finishes from a poor flip, can deter less-savvy buyers. This creates an opportunity to purchase a property well below its potential market value, as the cost to fix the flaws is often minimal compared to the value added.

Counterintuitively, the best multifamily markets aren't high-population-growth cities like Austin. These attract too much new supply, capping rent growth. The optimal strategy is to find markets with barriers to entry and minimal new construction, as this creates a durable runway for rental increases.

In the hybrid capital market, the ability to deploy capital at scale is a significant competitive advantage. While many firms can handle smaller $20-40 million deals, very few can quickly underwrite and commit to a $500+ million transaction. This scarcity of scaled players creates a less competitive, inefficient market for those who can operate at that level.

In a competitive M&A process where the target is reluctant, a marginal price increase may not work. A winning strategy can be to 'overpay' significantly. This makes the offer financially indefensible for the board to reject and immediately ends the bidding process, guaranteeing the acquisition.

With high interest rates freezing the existing home market, homebuilders are successfully competing by using their own margins to "buy down" mortgage rates for customers. This strategy allows them to continue selling inventory even when affordability is broadly challenged.

A significant cause of today's housing inventory shortage is that homeowners are locked into low-interest mortgages. "Portable mortgages," which are being actively evaluated by the FHFA, would allow homeowners to transfer their existing mortgage to a new property, removing the financial disincentive to move and potentially unlocking market liquidity.

The American housing market is increasingly inaccessible to younger generations. The median age of a homebuyer has hit a record high of 59, the same age one can access retirement funds. Even the median first-time buyer is now 40, indicating a systemic affordability crisis.

General market conditions are less important than the specifics of an individual property. Making a good or bad purchase is possible in any market, so advice that ignores the particular deal is worthless. Success hinges on analyzing the property, not just the economic forecast.