Glad I didn’t read Russel’s post while I had coffee, may have come out my nose...On a serious note, our location is somewhat unique as we’re not a pure vacation nor a big city.  

Some investors finance flips purely with hard money or, purely with private money.

Re: whether it's a good time to buy, I posted some extended thoughts on that topic yesterday when someone asked about Investors on RI.I think it's generally always a good idea to "house hack" (buy a multi family and live in one of the units), because you have to live somewhere and it's a great way to ease into real estate and owning property / landlording.As far as buying purely investment property, as I said in that other post, I think some caution is warranted now.

I know once I move out of my duplex and rent out both units that I’ll need to let my insurance company know so they can change the policy to be purely a landlord policy. 8.

I love what I do but do not purely for the fun of it.

I'm training the team currently to really fine filter out Podio and make it a pure lead machine.

A few questions before I offer some suggestions on your analysis:Is this analysis based on it being a pure investment property (i.e., after you move out)?

This is purely from the numbers and not taking into account any of your personal goals. 

Two were our primary residences and one was a pure investment.

Is this analysis with you living here as a house hack or after you move out as a pure investment property?