Getting pre approved and establishing a relationship with a lender is super crucial.

As long as you are well positions with access to capital, a recession or a RECESSION would be an excellent buying opportunity. 

Cost segregation is excellent for STRs because you can take it to offset the terrific gains on this type of property as well as off-setting it against W2 income if you are materially participating in its management. 

I am local in Arlington and do pay significantly less than $200/pier but I have developed a strong relationship with my foundation contractor and give him multiple jobs a year. 

Ironically most investors don't slow down to ask themselves that simple question but will prepare a multi tab excel spreadsheet justifying the reason behind purchasing the low barrier home that lacks fundamentals because it meets the 1% rule or is a good BRRRR candidate because that's what they are taught.

Waiting too long to refinance can also leave you with less favorable market conditions.Neglecting to Build Relationships with Lenders:Many investors assume refinancing will be easy, but without building good relationships with lenders or shopping around for the best terms, you could end up with a deal that doesn’t work for your investment goals.Ignoring Cash Flow:Some investors get caught up in the equity gains and forget about cash flow.

I am looking for multi cycled firms to invest thru w/excellent returns, agnostic of investment.

This is why large developers and companies that own large portfolios in many markets almost never have issue finding financing for their deals (aside from strong personal relationships). 

@Teahjsia Frazier excellent advise from others here.

The rest were Reg D 506 (b) that allowed up to 35 sophisticated investors, but required a substantive pre-existing relationship with the sponsor.