Pocket 10s. 5-way action and three-bet pre-flop by the time it came around to me -- almost laid it down but was getting pot odds (and plenty of implied odds) with 5 players in.

Good point Tevis, lots of players out there.

Im not a big enough player to get non recourse loans (backed entirely by the property) yet, but that's the goal at some point - even though they are typically higher rates.

You really need a "team" of players in RE, buyers, Realtors, appraisers, an attorney, title people, contractors, you need boots on the ground going out the gate to go at this in a business manner and trying guru crap.

This is where you'll learn the language and the players in your area.

I know from experience it takes time to raise capital, execute etc. and there are a lot of players right now I don't think they will slow down buying they will just lower their criterian instead of 10% net they will go down to 5% net etc.

The key is to find a smaller market that none of the big players know about...but that takes a lot of research and investigation.

Other cities didn't have the spikes that we had; and, their falls weren't quite as harsh.I've been asking a few of the top players in regional and national positions what their prediction was on this "down cycle."

DFW is still on my list but it's pretty challenging to get good deals there due to institutional players overpaying for properties.

I like their portal, but unlike POL, Fundrise and some other notable players they do not actively verify an investors status