The drive down from the norther parts of Lake Lure, for example, is a long, slow, twisty pain in the neck.

A crash will not happen due to inventory(local-regional factors at play), but you're pricing for general correction upon the eve of the slow and doomy Q4.

Appreciation has been significant here over the past 10 years with no slow down in sight.

Markets are very important, while most rents have slowed, some markets a lot less than others, and the better markets will rebound quicker.If we go back in time, this song has been played.

The panhandle is seasonal - busy in summer for beaches, slow in winter because it’s too cold.

I'm hoping for higher interest rate slow-downs to bring a few reasonable possibilities to the market soon.

Hi Kevin,I'm a big fan of buying with cash and my thought process is quite contrary to everyone else's.Cash is KingCashflow is QueenLeverage can be a peasant lolOne can retire investing in Toledo with $1m in cash.Off-course, this all depends on how many villages you need to feed 🤓I have too many "villagers" on my back so it's a bit of a different story for me.Sub $100,000 markets like Toledo require volume to work and to be worth the risk if you are looking to buy and hold.Not much growth potential long term so I would consider it a strict cashflow play.Start slow and small and you can always scale up once you learn the market.Or call it quits and exit if you decide it's not for you.IMO, leverage should only be used to scale a portfolio and only after you have immersed yourself enough in a specific market.And only once you have decided that you want to stick around in that specific market and invest in it long term.Over the years, I've witnessed many folks use leverage and attempt BRRRR out of state only to fall short and say "the market sucks and it doesn't work".Nothing works unless you make it work and a market like Toledo can work better than any other market I know from a cashflow perspective.I've been investing since 2014 and flipped hundreds along with currently managing 400 SFH.Only this year have I started buying small multifamily properties.It's an adjustment and a different animal but let's just say it's in the same breed of animal lolImmerse yourself in a specific market and become an "expert" on the numbers in that market.Find off market deals, negotiate hard, buy with cash and buy quickly.You make money when you buy and not when you sell so you must buy cheap.There are many ways to skin a cat mate and this is how I get my fur lolWishing you much success

Slow and steady still wins the race.Instead of investing in real estate, I'd suggest starting a business on the side in real estate.

I've definitely been scoping the Richmond/Nicholasville/Georgetown areas, but I worry that appreciation will be slow in those places in addition to the cash flow being thin everywhere. 

The beginning of growing a real estate portfolio is slow and steady, but as you get momentum with more units things will snowball.