But, in a high interest rate environment, and depending on the assumptions you make for appreciation and rent inflation, leverage can actually depress your ROI. 

I suspect that it depressed the value of land and rental rates. 

If the housing problem remains one of the reasons for the sluggish economy, the depressed prices, distressed properties, etc, then yes, I believe investors are at the front lines of the economic recovery, or can be.

I fully understand that some things are just not worth the time and energy, but I also know there is the potential to have sellers with depression or generalized anxiety that isn't debilitating but does impact interaction and outcomes.  

There will also be areas that are depressed, with no economy, and real estate is depreciating.

If they all came out and said "yeah, we're in danger of failing, we invested in all kinds of derivatives that we don't even know how to mark to market a lot of it, and we're in big trouble", the already fragile credit markets would collapse completely and we'd be in a depression in a matter of weeks.

., noisy, messy, and damaging) tenants.Rent $650Expenses $325NOI $325P&I $375 (75% of $75,000, 7%, 30 year fixed)Loss $50Not sure what you mean by "simple case flow", but thees look like money loosers to me.At those prices I think this must be Detroit or some other very depressed location.

The demographics of this country would have resulted in a depression starting in about 2012 all by itself.

All of these times where directly followed by a recession or depression.

Thanks Bill, I did not realize that I would not have title if I ran my note through the forclosure process (GA is non-judicial).If the property is vacant and the owner is no where to be found our too depressed to talk to you (have this happen all the time) what are the steps to get title?