Then, when the market turns, I have some "dry powder" to invest, lever up, and spend like there's no tomorrow trying to buy every good deal I can get my hands on ... emotionally this is easier said than done, but this strategy has served me well over the years.

Show the living room painted in a rainbow of colors with a large sombrero and two crossed black-powder revolvers hanging over the fireplace?

The givens though in any quest are the same-- be in position to hold for 10 years or longer(ideally) and keep ample dry powder.

Have had dry powder for a while, but can't commit more until this improves, so may just turn to other markets ie ohio and indy.Cheers,Brandon

Hi Todd,  I live right around the corner in Powder Springs. 

It sounds like he did not confirm permission for you to enter and if he finds out you posted pictures of his condom and baby powder on the internet he may be the new owner.If there is no change in his behavior i'd forget it.  

If it takes a Heloc to accomplish and focus a goal and take action to pay down debt it's not the worst thing one can do.I'm looking into a Heloc because a recent cash buy below market used up most of my dry powder.

When will it be time for him to start behaving like a grown man who takes care of his own business and not cry and whine for Daddy Landlord to change his diaper and powder his tender bottom?

An overdue rent situation is a potential powder keg and a landlord should not handle this informally with the tenant.

Best to keep your powder dry for issues that truly matter.