I may be moving to Berlin in about a year, or so, and would like to soften my REI landing as much as possible.Here in Denton, TX I buy houses, rehab them and rent to students.What areas do you recommend for investing?

Eugene, OR where I am, like other places is softening some from the total seller's market we've been in for years now. 

I'll use it as an opportunity fund, you know, in case real estate prices softens again. 

With the 2" topper and the Serta pad, it softens up the top while leaving the firm.

Currently researching here the best strategy to soften the blow of Capital Gains on the sale- your inputs greatly appreciated (MFJ Tax Rate: Fed 22% CA 9.3%).Questions:1.)

We also hired a revenue manager through our pricing provider and having someone looking at pricing data daily has helped significantly as the market has softened.

You have no exit strategies at that point if you have a life event or markets soften.

I’ve read a lot about the market softening next year.

We are in "mid swing" on a market cycle, and for some of the reasons you outlined, we may see a softening in real estate prices (or at least slower price growth) for the next couple of years in some markets.  2.

It 3BR/1.5BA 2+GA on 1 acre 1977Pay appraisal value (guestimating around $180,000)Wrap around seller financing at 3% 30 years $25,000 secured & the balance unsecured.Seller continues to pay on existing $34,000 mortgageCurrent tenant rents for $1000/mo (2 years)Expenses are taxes $3300, insurance $750, water softener $60/mo, maintenance & repairs $50/mo, miscellaneous $15/mo.NOI $540, Cash flow $90 (interest only first year) -$210 (PI after first year)What I intend to do after buying the house is a bit unclear.