What cycles / changes have you seen in your market that have made you change strategy?

[Larry Turowski]

I've seen lots of posts about flipping vs buy-and-hold, local vs remote, going it alone vs partnering, etc.

I've only been investing since 2008, and started out really slow, but in that time I've seen some changes.

Almost immediately after I started, due to the real estate crash, out-of-town investors stopped buying, so it became really difficult to flip  turn-key rentals.  I moved to owner occupied.

Conversely, low-end buy-and-holds were super cheap.  I did buy a couple but didn't have the temperament for that segment and exited--one at a loss.

Foreclosures was a good source of flips up until maybe two years ago.  They are less productive now.  I've diversified my marketing.

Banks loosened up on lending the past several years so I have been doing more buy-and-holds.

Lately, my sources of funding have been hitting a limit and I am considering partnering.

I know out-of-town investors have come back and wholesalers have been going like gangbusters the past year or two.

Investing is opportunistic and it helps to be able to change gears  and even directions.