Equity is a extremely expensive way to purchase artificial cash flow.Any investment property that can not show true positive cash flow with 100% financing can never have true positive cash flow.

With the market being the way it is right now, I've moved onto cash buys and paying down my loans for now.Since the properties will all get an artificial bump in performance once the loan is extinguished, Cash on Cash doesn't seem the most appropriate for my situation.What performance analysis metrics would you suggest to capture loan paydowns appropriately?

And I can't imagine how oil prices can be held down for much longer unless if artificially so.

Rates are artificially low just like in 2004-2006.

Everything else is either 1) a corollary of a core principle or 2) noise and artificial barriers to entry.While I certainly appreciate being scrappy and hustling and trying to get into deals with nothing, it's just not something I'm interested in doing.

.- Rent control in many cities is another rule keeping rents artificially low.

Risky but I am ok with it.My one question is when it comes to doing the cash out refinance at about 6 months, I will have a lot of my credit cards and my debt to income ratio will be artificially skewed because of the rehab costs on the cards (but no different than if I had a different lending source....hard money, commercial loan).

The last unit sold that was similar to the one I`m under contract for was sold 6 months ago, and it had been under a new build contract for a year, so the price was artificially low.

Artificial indeed. 

I've never seen them artificially bid up a property that I've also have clients bid on, so I'm not sure about that.  4)  Usually it takes a few days.