Is now a good time to invest?

[AJ Wong]

I heard someone notable, I think Patrick David say if you're thinking about buying a house or investing today, invest but make the offer you would make a year from today. 

A lot can change in a year ie: home appreciation of 10%+ and interest rates doubling. Assumedly things will one day move the opposite direction..Sure, not all sellers are of yet of a similar mind set or need to sell, but generally it's a buyers market. Property for sale is inventory. An inventory that's value is predicated on what a buyer is willing to pay. Over the most recent property appreciation cycle there were apparently a few two many buyers willing to pay too much. 

There are currently robust and strong sales occurring daily along the entire Oregon Coast, but in many recent transactions, my buyers or sellers were only evaluating one offer, and all sellers were at least receptive to a conversation. The reduced demand at least provides more time for identification, education, evaluation, consideration and negotiation.

Also many sellers I've worked with are often invested in the property longer term and so a fair but aggressive or fairly aggressive offer  (especially if it's the ONLY offer) is generally well received. Others that have previously been resistant to seller financing have softened or accepted mutually beneficial terms. 

Investors and buyers certainly have more options in comparison to recent memory but dare I say... some leverage? A desirable property will always attract quality buyers, but as investors we're trained to reveal potential others don't see, or create opportunity through preparation. 

With so many local and external variables, if anything is certain, a good deal on US real estate is, and there seems to be a growing window of actualization for the prudent investor. 

The past few week's we've seen overwhelming demand for residential coastal cash flow properties of all valuations with multiple over asking offers. Very strong demand for buildable and affordable lots in the $75-175k range and slowing interest in commercial, retail and industrial. 

What are you all seeing and looking for in your market? And do you agree? Is now a good time to buy if the price, terms and property are right? Anyone get a good deal lately? I certainly 'feel' all of my recent buyers and seller are accomplishing their goals safely and profitably. I've even seen a few listings that almost forced my hand. 

Perhaps a much more credible and notable investor said it better..

"The BIG thing is that almost no investor has enough money relative to their needs." - Ray Dalio