I agree that if you can sell now, walk away with what you want then do it....We cannot predict the future and most economics/industry leaders are predicting that the housing market will cool off again.Also keep in mind that people that occupy a house never want to pay full retail for the property.

(source: Deloitte - Blockchain in Commercial Real Estate).David Sacks, former COO @ Paypal, gave an interview to Fortune magazine recently, where he predicted that real estate will be the vanguard for a market where all sorts of assets, from fine art to shares in private funds, will be tokenized on a distributed ledger”.

The CAP rate is useful to help you predict the value of the property when you sell (which will be included in the cash flows).

There could be a recession in our future but I don't predict that it will be anything like what we saw back then. 

It involved rental of a time share via the management company that sold the time share to the taxpayers and screwed the taxpayers by renting their units (predictably) last.

Thin margins on rehab ARV, thin margins on rent, no unit standardization, larger lot sizes that are less tax advantageous, and frankly not enough people doing it to make an exit predictable and easy.

I just didn’t predict potential problems.

4 months before Trump announced Grant Cardone said on BP SHOW 107 "get 1/2 the country to hate you and you can become president.'

It has been so instrumental in our investing journey, and in my growth as a real estate agent.

Historical is the absorption rate that has taken place.Forecast is a prediction based on the historical absorption and current/anticipated economic trends.Absorption rate for a year would be calculated  - number of total sales in a year divided by twelve = monthly absorption rate in prior year (average for the year).Current months of housing supply is calculated - number of active listings divided by the monthly absorption rate - total number of months the current supply should lastSo, 120 sales in the prior year gives you a monthly absorption rate of 10 (120/12).30 active listings would give you a three month supply (30/10).A three month supply in most markets would be considered the borderline of balanced and shortage.