I know, I lived in one of those areas, and decided to relocate and be at the beginning of the recovery rather than waiting for 7 years for things to grow again where I was.

Their advice was you would have to be able to show 8-10 incidents of this behavior (for them to take it seriously), take it to the local PD, then the case MIGHT get kicked up to the DA's office and local RE commission.If you are the one being harmed and can win a civil lawsuit, most states have a recovery fund that will pay out on the judgment, and take it from the agent/broker''s commission(s) or assets, within a year of the judgment.

But remember that all markets are "local" in nature, so they will have their own recovery cycle.Market "saturation" can take up to 6 or 8 years, if I understand what your asking, but that doesn't mean that market is not profitable for investment purposes.

I lose more athletes to ski injuries than anything else.

In my area the commercial market recovery is lagging behind residential and the vacancy rate is much higher and the rents lower.

There REO's are bringing down the values of all other properties and there are several other factors.Also when these investors sell of the REO inventory in volume portfolio's this also hurts the overall market.There are so many factors an so much of a mess that we will NOT see ANY signs of recovery for at least 6-10 years (in many hard hit area) as far as what the experts who know their stuff say.We have NOT even started to see the REO and bank wreckage as of yet!

In fact, come to think of it, ever since my "come back", I never stopped buying apartments since 2004 - so I bought on the way up, during the peak, during the crash, on the way down and on the way back up to recovery phase.And I agree with you on the real estate market being hyper local - it's down to the neighborhood level not just the city level.

As I worked very hard to rehab the unit, and then got hit with this tax bill at the beginning of 2019 after paying 7k, and was told I need to fork over 14k to cover re-eval over the past 3 years, and now the most I can raise a rent to recover is actually 7.9% is stifling.

There’s no way a V shape recovery is possible.

I would equate STNL with getting on an inter tube and relaxing down a lazy river and MTNL - Most retail centers except 2 to 4 tops with national tenants being like in a lap pool swimming up against 10 mile an hour currents trying to gain ground.I have some of those deals closing but is taking more time because lender, buyer, and seller want to see how businesses re-open and do to get a clearer picture of the recovery.