And overall  leverage will be under 50%, making my equity position a real one, even in a recession, when values compress.

Also it's important to consider how late we are in the cycle, how compressed cap rates are, and how many "coaching students" there are driving up prices.

I have learned to leverage that skill set from my W2 job to swiftly process information by compressing and extracting the content needed to make good sound decisions and take action quickly.

Texas is more speculation but that also works to get stronger yearly rents and cap compression which increases value for 2 to 4 units (hopefully) which is the comparable sales approach versus 5 plus units which is the income approach.

I would absolutely not trust an underwrite that assumes a further compressed cap rate.

However, if they skipped the inspirational talks and the dancing and the pitching and the selling and the music, the flipping information could have easily been compressed from three days down to 60 minutes or less.

I simply looked at the investment as a way to compress timeframes.  

I know the market is hot right now and cap rates are compressed but with low interest rates, it may or may not still be a good time to invest.

When they compress to 5.5 and 6.5, I'll exchange my commercial assets into a new market.

Cap rates are really compressed here and value-add investors are paying high prices for marginal properties at this point, but compared to the tier 1 cities we still have higher yields.