Food for thought.Another option that I have investors employing now is a combination of separating cash and debt to create an environment of lowered risk but good return using the 1031 exchange to separate debt (risk) and cash (security). 

I am not looking to earn a lot on this flip as it's quite cheap but if I can do it successfully, then I would've gained experience and a bit of cash too.have you looked at rural Japan.. same numbers much more stable environment for flipping..  

Having said that, I would place more of the blame on the real estate market self-reinforcing the current environment where property values increased and banks were willing to lend on higher values which led people suddenly being able to access more money which in turn led to more money being spent on buying real estate.

Well if you sell the only way it makes sense is with a 1031 or you'd drop all your hard earned gain for a better return and that's a break even game - no fun for anyone.Cash out refi - watch out in an environment of rising rates. 

@Raj G. definitely not impossible to find cash flowing properties even in this high-priced environment.

This doesn't sound ideal for me in a rising interest rate environment.3) please provide any advice you have when comes to using owner financing, things to watch out for.Many thanks

I think as of right now we are in a stalemate between the two market environments.

Taking into account climate change, the regulatory environment and future growth (population and real estate valuations), cities like Charlotte, Nashville, Chattanooga, Atlanta, Birmingham, etc etc should win handily against costal cities or the rust belt.Ultimately the best city to invest is the city you can invest in first and the most sustainably.  

The home commands $1800 per month in rent.One of the adjacent (attached) rowhomes is under renovation and has been open to the environment for weeks.

With contribution limit of $55,000 per participant for 2018 you can probably shelter most of your income from wholesaling into your retirement account instead of paying it to uncle Sam, then grow your wealth in tax-deferred environment.