Everyone is paying for a mortgage, either their own mortgage or someone else's mortgage.I wouldn't personally try to time the market even though everyone always tries to, I remember many have been saying the market is going to crash for the past 5 consecutive years, haha...I personally purchased another investment earlier this year and in escrow currently buying another investment  for myself here in San Diego. 

If your REI career HAD to reach certain goals/criteria, and the business would crash and burn if it didn't, you would make sure you met those criteria. 

Will we have a crash?

I would rather them get a better deal and be excited than have a false hope of a deal to realize it all comes crashing down because of the fees and interest payments.   

Personally as easily as causing a car crash or someone being hurt on your primary property.Rental-wise, you knew about a problem and didn’t fix it, probably enough if you “should have known” about a dangerous situation.

Cash Out RefinancePros: Extra 5% mentioned above, somewhat more liquid, its 'mine' if the housing market does crash, keeping slight bit more leverage                    Cons: current inflation, 'higher' mortgage payment, closing costs each time cashing out. 

., buying oil companies when they crashed a year-and-a-half ago) can work for us.

But after the crash in 2008 he was stuck with 2 mortgages on some properties.

Rates were lowered after the crash of 2008 to spur home buying again. 

Don't give up margins and risk tolerance so that you can do more deals, this is how someone like you will crash and burn.