Early adopters make the easy money, margins get compressed, and it turns into a game where the best operators and those that create opportunity where others can't or won't win. 

On the retail side, they are fat with overhead most times and it is negatively affecting pricing because margins have compressed and they struggle to adjust.   

I would issue a word of caution to crowdfunding sites, I know for a fact that many have mediocre underwriting and compressed timelines that prevent proper due diligence.

There were no management fees included in the expenses since I am technically the property manager but in reality, I manage the property through my assistant.So with such low monthly expenses and such high rental income and with compressed cap rates, I was hoping that the appraisal would come in at 550k, but instead, the appraiser came in with a value of 725k!

Was on another post and cap rate was really being discussed heavily, in terms of how many good deals are not out there, due to Cap Rate compression. 

Now it seems seriously compressed to as low as 6%.

If its a standard retail box, we've gone about 50-75% of rental PSF rate for TI but have also been ok doing an as is deal with no TI for a compressed rental rate...It really depends, I know thats a wishy washy answer but its pretty accurate in this case, at least in my experience.  6.

The site does compress time, when looking and analyzing properties.  

As opposed to pre 07 or 08 were so much property was 100% or MORE leveraged.Even if you have price corrections those that own properties free and clear will just ride it out.Now if you had rent compression that could be a problem but I don't think other than a few markets that's on anyone's radar.If for some reason subsidized housing  like section 8 came back to market rent rates that would create a ripple .. and or if they drastically cut back on it... that would effect the mid west cash flow markets pretty dramatically.

Hey @Bruce Lynn, to answer your question the market here in Hampton Roads (Va beach and surrounding area) is very compressed.