But unless you get a value-add property, purchasing real estate really doesn't make much sense in this environment?

That ensures you don't spend it on other things and know exactly how much you have to spend on the next purchase.

What if I told you that you could purchase this property at 20-30% of the initial price, would you take that deal? 

In Berlin, rental arbitrage has been very profitable, with average annual margins of 25-40% after all costs but before taxes, so shifting to a market where arbitrage is barely breaking even is definitely a reality check.Given your experience, would you say the best way to enter the market now is through purchasing properties with financing?

I can lend up to 100% of the purchase price and 100% of the rehab costs for experienced investors on 1-4 unit properties.

Yes quite a few of our 5,000 options have rate and term or purchase!

I already have an investment analysis workbook built that tells me everything I need to know to make a purchase decision, NOI, COC, ROI, and if the property will achieve the appropriate coverage ratio to be funded. 

@Moshe MarcianoI recently helped an investor from Orange County purchase a single family home here in San Diego.

Since then, I've purchased 7 properties in my local area.

Any advice or recommendations on where to purchase a long term property for rent are appreciated!