One of Napoleon Hill's success principals is "Accurate Thinking" or what I call: 'lifting up the horse's tail and looking at it right in the eye.'

Areas we buy a lot:Lakewood (especially now that they passed that stupid bill that limits to housing stock)Areas in and around opportunity zones (we don't do the specific OZ investing, but ride the coat tails of big money coming in those areas)Southwest Denver (Ruby Hill, Athmar Park, etc)Arvada and Wheat RidgeFitzsimons area (3 hospitals, and in an O Zone)4.

Not everything in there is a good deal, in fact, a lot of it is real junk, but apparently, there are some gems in there according to a friend.Ya one has to be careful not to let the tail wag the dog here.. 

The list prices you have seen in the last couple of months is the tail end of the peak where likely greed has set in and folks list their homes for the maximum price thinking "someone will pay it" and realtors could be telling clients to list high as they will get max price.

Bail on the 6% assist with my tail between my legs?

You may not have to let the blanket mortgage tail wag the dog.  

Still not sure if we can pull this off yet as we're on the tail end of the effects of a short sale on our primary residence long ago but jump right in right?

With the tail end of this generation just turning 50 there are decades left where this generation may choose to convert from an owner to a renter.We've seen how these renters are changing the for rent landscape in market across the nation.

Vancouver is also an attractive marketing simply because it rides the coat tails of Portland.

There are too many unknowns at this tail end of the cycle.