There is enough risk and more than enough moving pieces in real estate as it is, no need to compound the risk by not having a safety net and buying with high interest debt.

The issue is that I'm in aggressive growing mode so I've been deploying most of my capital.

I think I’m in “sponge” mode, where I’m soaking up everything I can get my hands on.

Get involved, network don't sell yourself or become in auto-sale mode,genuinely talk to people and see what there up to.

I have a code enforcement inspection each year and the biggest issue is usually smoke detectors and any other safety violations.

My theory is to follow Warren Buffet, who preaches to make money when you buy the asset, have the financial wherewithal to hold on to it forever if you could and always keep a margin of safety.

https://www.cpsc.gov/safety-education/safety-guide...

And I agree that real estate can be a flight to safety when there is concern over elevated prices in all asset classes (#10 above).

Seattle instituted a law that required landlords to take the first applicant even if a felon or pedophile regardless of your concerns for the safety of you or others.

Once the economy goes into “correction” mode lending and terms may not do so good ...so make hay while the sun shines and take action .