I've done a lot of research into housing and my final conclusion: WE ARE IN A HOUSING BUBBLE RIGHT NOW!

Yes, that's right. If you go back before COVID, housing was overvalued but it wasn't a bubble. I would say probably 30% overvalued. After COVID, no doubt this is a bubble with buyers in a frenzy. That's how you know it is a bubble. When you see "investors" in a frenzy about how they've gotta get in NOW before they're priced out.....clear sign of a bubble.

COVID policies, rent moratoriums, foreclosure moratoriums and stimulus money all helped to inflate this bubble even bigger. Rent mortarium took rental units off the market and allowed the remaining units to have their rental rates skyrocketed. Investors see the rising rents and this only goes on to justify paying more for property. It is a positive feedback look. Rising rents encourages more "investors" to jump in.

Eventually the cycle will be broken. Rents will likely peak out and go down. Investors who purchased at the top will be in negative cashflow and won't be able to hold the property, so they're forced to sell. Other owners start to realize the game is over, so they also sell trying to cash out before crashes drop. This wave of selling activity causes inventory to rise and prices to correct lower.