Feng Capital

Today’s Question: “Where people move, money follows.”

1️⃣ Where Americans are heading in 2026
Migration data show that states across the South and Southwest—such as South Carolina, North Carolina, Tennessee, Texas and Florida—remain among the biggest net population gainers, while high‑cost states like New York, California, and New Jersey continue to see net outflows.

2️⃣ What’s driving the moves
People are being pulled by a mix of more affordable housing, lower taxes and living costs, warmer climates, and decent job growth—essentially a trade‑off between quality of life and pressure on the wallet.

3️⃣ What this means for owners and investors
For owner‑occupants, the real question is “Where do I actually want to live my life?” For investors, it’s “Where will renters and businesses be willing to spend money over the next 5–10 years?” Buying real estate is not just about today’s cap rate; it’s about long‑term population and income trends.

Today’s Question: “Who’s really paying for empty office buildings?”

1️⃣ Office vacancies are still high, just less painful than before
National office vacancy is hovering in the high‑teens to around 20%, far above pre‑pandemic levels, with tech‑heavy markets like Seattle, Austin, and San Francisco still seeing vacancies north of 25%, while tighter markets such as Manhattan and Miami sit closer to the low‑teens.

2️⃣ A tale of two office markets
Top‑tier, well‑located Class A buildings in major CBDs are holding up relatively well, with improving leasing and limited new construction, while many older, commodity B/C buildings face the “can’t lease it, can’t sell it” problem and are being discounted, repurposed, or converted.

3️⃣ Takeaway for investors
Commercial real estate is no longer about “buy any office and clip coupons.” It’s about picking the right sector and the right asset—industrial, logistics, multifamily, and office‑to‑residential conversions often have a much clearer story than aging, stand‑alone office towers in weak downtowns.

Today’s Question: “Are rents finally losing steam?”

1️⃣ Rent growth in the ‘slow lane’
Latest multifamily research shows U.S. rents in 2025–2026 moving into a low‑gear phase, with national rent growth expected around 0.5%–2% this year, and some oversupplied Sun Belt markets still digesting rent declines from prior peaks.

2️⃣ High vacancies keep a lid on prices
Multifamily vacancy rates remain elevated by historical standards, and there is still a meaningful pipeline of new units coming to market, which continues to cap landlords’ ability to push rents aggressively in the near term.

3️⃣ What this means for investors and renters
For apartment owners, the next few years look more like a “steady cash‑flow + operational excellence” game than a rent‑growth story. For renters, greater supply and higher vacancies translate into more negotiating power on rent, concessions, and lease terms than we’ve seen in the past couple of years.

Today’s Question: “Buy now and wait, or wait and buy?”

1️⃣ Who’s getting close to the ownership line?
Recent research suggests that if mortgage rates hover near 6%, home‑price growth stays moderate, and inventory continues to build, as many as 1.6 million renters could realistically cross the line into homeownership in 2026. For many first‑time buyers, the math is finally looking a little less impossible.

2️⃣ The reality of continuing to rent
Renting keeps you flexible, mobile, and under less short‑term pressure. The trade‑off is that you’re effectively helping your landlord pay down their mortgage, and if rents keep creeping up faster than your income, saving for a down payment and keeping your DTI in line only gets harder over time.

3️⃣ The logic of “stretching” to buy
For households that already have a stable job and a reasonable down payment, 2026 offers a few quiet advantages: slower home‑price growth, rates that are high but not as scary as 2023, and more down‑payment assistance and low‑down‑payment options across many states. Buying a home you can live in, carry comfortably, and cash‑flow responsibly is often about trading a bit of pressure today for more stability and safety later.

Staying a renter is not a failure, and buying a home is not a one‑shot “all in” bet. The real question is whether you’ve checked three boxes: job stability, a healthy cash‑flow buffer, and a lifestyle you’re willing to adjust for a few years. If those are in place, 2026 might be your year to move from renter to owner.

2026 Housing Market: More Deals, Less FOMO

1️⃣ Sales
Multiple forecasts suggest that U.S. existing‑home sales could finally grow again in 2026, for the first time since 2021, with estimates roughly in the 4%–14% range as demand slowly thaws from recent “freeze” levels.

2️⃣ Prices
Home prices are still expected to rise, but at a much slower pace – most projections put 2026 national price growth around 1%–4%, well below the 2021 spike and likely below wage growth, which should slightly improve real affordability for buyers.

3️⃣ Rates
Most outlooks see 30‑year mortgage rates hovering near the 6% range in 2026 – lower than the peaks of the last two years but still far from the “3% era,” which means smart property selection, solid cash‑flow, and thoughtful loan structuring matter far more than trying to time the next big rate drop.

At Feng Capital, we make property valuation simple so you can monetize equity faster. We focus on three asset-driven checks: location comparables, replacement cost, and cash‑flow projections. Start by gathering comparable sales, a realistic rebuild estimate, and 12–24 months of stabilized cash‑flow projections. These documents help us move approvals faster. With 30+ years of experience, we guide you through what underwriters actually look for. Ready to strengthen your submission? Visit https://wix.to/SZhYfDH to get started. 🔍💼

The Fed just held rates steady again at 3.5%–3.75%, with only one rate cut penciled in for 2026.

Inflation is still “hotter than they’d like”, plus oil and geopolitical risks keep the Fed cautious.

For real estate investors, this likely means a prolonged “higher for longer” rate environment – time to focus on cash flow, not fantasies of ultra‑low rates.

Many small business owners think: “If part of my business is cash, reporting a little less income won’t be noticed by the IRS.”

But the reality is—
Underreporting income doesn’t just create tax risks. It can also affect your ability to get a loan.

Many business owners only realize this when they try to:
• buy a home
• purchase an investment property
• apply for a commercial loan

Banks mainly look at one thing:
👉 How much income you report on your tax return.
If the reported income is low:
• your loan amount may be smaller
• or the loan may not be approved

Some business owners make strong income in reality,
but on paper the numbers look very small.

Another common issue:
• low reported income
• high bank deposits

When the numbers don’t match,
it can raise questions during underwriting.

This is why many business owners face the same dilemma:
Report less income → lower taxes but smaller loan
Report more income → higher taxes
The real key isn’t reporting more or less.
It’s planning ahead.

With the right structure and planning, you can:
• stay compliant
• manage taxes efficiently
• and still qualify for financing when needed.

Loan Consultation
📞 516-820-3456

Smooth Transaction: Cash-Out Refinance + Purchase 🏡

Recently helped a client complete a smooth investment strategy.

The client already owned a property but wanted to purchase another investment property without using all of his personal cash.

Our solution was simple and effective:

First, we structured a cash-out refinance to access the equity in his existing property.
Then, he used those funds to purchase a new investment property.

With proper planning and coordination, the two transactions were completed smoothly.

Result:
✔ Equity unlocked from existing property
✔ Funds used for new purchase
✔ Investment portfolio expanded

Many investors don’t realize how powerful home equity can be when used strategically.

If you are considering:
🏡 Cash-out refinance
🏡 Purchasing an investment property
🏡 DSCR loan programs

Feel free to reach out.

📞 516-820-3456

Success Story｜VA Cash-Out Refinance

Our client, a self-employed business owner, wanted to access some of the equity in their home for flexible use.

Location: Roanoke
Loan Amount: $334,000
LTV: 75%
Purpose: Cash-Out

We helped the client get their loan approved smoothly and quickly. Being self-employed didn’t slow things down, and now they have the funds to use for whatever they need, stress-free.