. :)It tends to even out – AS LONG AS YOU ARE IN THE MARKET.I know we are all stinging from the 2008 crash.

Average tenant stay of over 5 years.7 evictions in 17+ years out of >1,000 tenants.Income reliability: Our clients had zero decrease in rent and zero vacancies during the 2008 financial crash.

A big chunk of the housing shortage goes back to the Crash of '07 / '08 when, according to the economists of the day, 80% of builders and developers went bankrupt once the supply of new mortgage lending dried up.A good solution - though not the only one, certainly - would be to get home building back on track.

thanks, Edward Edward,While you certainly can acquire more properties and growth with leverage, you can also crash and burn if the real estate market turns against you.There is a pretty well known Bigger Pockets commentator who suggests you don't even make money until your down payment has been returned through cashflow.

Regarding finding "deals", read below:The Real Estate Crash of 2008-2010 caused real estate prices to crash across the country - but didn't affect rent amounts.

Not enough to really warrant a "crash", just cause supply is still constrained. 

Me personally as someone who went through the crash in 08 I like free and clear doesn’t mean I don’t have any bank financed mortgages but those properties I have pulled all my cash back out of those properties.

The results are:Delivered over 530 investment properties to more than 180 clients worldwide.Our repeat business rate is >90%, indicating the clients made money.Our average tenant stay is over five years.We've had 7 evictions out of a tenant population exceeding 1,000 over the last 17+ years.Our client’s rental income has been highly reliable: no vacancies and no decrease in rent during the 2008 financial crash.

On the rare occasion that we get an urgent call from someone we haven’t gotten to know yet, we politely decline the loan.If you are dealing with borrowers who have been doing this since the crash, then almost certainly, they will have a bankruptcy around 2010 or so.

My father even brought me along to ask for private money lending at peoples homes. 005 bought my first home in Louisiana, turned into a rental and moved to Fort Worth Texas and bought my first brand new duplex in 2008.Educated myself and bought real estate investment courses and settled on Armando Montelongo‘s flip this house completed that course and bought my first 2 fix and flip in 2009 sold one in 2009I did not farewell during the housing market crash, simultaneously lost my job due to the Event Horizon oilfield disaster.My lovely wife and I now purchase real estate in San Jose Del Cabo Mexico with our cash and build with our money as well.