I'm biggest concern about out of state is the slow velocity. 

If you speed up the velocity of your cash inflows (i.e. flipping), it drives up the IRR.  

Even if a recession does come (likely at some point), there is so much generational demand from millenials that prices will keep going up, just not at the same velocity (think 5% vs 15% annually). 

@Ben Grubb The main differentiating factor is comparing trying to set up "velocity banking" through a typical Heloc, and a loan that's designed to do all the work for you through a zero balance sweep account.

No of course not, the magnum charge of the .357 gives it a much higher velocity and propels the bullet through the wall and out the back side, so that's two holes.

If you just keep 1031 exchanging then that shouldn't be an issue until way down the road.Yes, the government takes some of it back when you sell, however, when we think about the velocity of money, allowing us to take depreciation as an expense, leaves more money in our pockets in the short term, allowing us to reinvest that money in the economy (e.g. more real estate, other investments).

More importantly, the velocity of money has nose dived. 

We have come out of a period of velocity that was crazy. 

I was seeking the membership program to leverage economies  of scale and ultimate velocity of my capital. 

Too much time and brain damage for velocity of the return.If I can take down a house with cash quick and make 10k to 20k in under a month doing nothing then it can sound appealing.