That is true for most stock investments, any collectibles, gold or silver, etc.In real estate, your portfolio would not only allow you to have appreciation but also cash flow that can, over time, cover your expense and make you free.

I just moved to Vail, CO and am interested in investing in either a single family or duplex as a rental property in the Eagle / Gypsum Colorado areas. 

Using a Super Black Eagle I with tungsten shot. 

Also, would Meridian or Eagle be better options? 

I'm thinking of looking on the "fringes" too for an investment property, Saratoga Springs, Eagle Mountain, Tooele/Grantsville, Payson and Santaquin. 

Fleetwood Terrace in Silver Spring 

Maybe there is a silver lining to having to pay cash for most of my properties? 

That is the silver lining that I see in the report. 

When I kept running into walls trying to get a more typical, long term, lower interest loan for properties that needed extensive rehab.But I recommend looking at the silver lining. 

Year over year appreciation, days on market and low inventory are and have been huge market drivers for the last several years (we've been investing in Idaho since 2017 and the trend has only increased in most desirable cities - Boise, Eagle, Nampa, Caldwell, Star, Pocatello, CDA, Chubbuck, etc.).