My high net folks use to get those loans for 2 to 3% .. not sure where they are at now.. but they did not have to sell the securities and it created cash for their investments.. ( or to invest with me on my deals). 

I'd say it's more the latter, than the former.The real "crash" on real estate will be when people's DTI finally get suffocated and/or divorces happen for folks who bought together.

You need to personalize it first and foremost (send me a message if youd like to strategize, I help folks all the time) but also spend some time making sure you list is high quality and worth sending mail to.

There's a ton happening in the city and folks are finally starting to catch on.Detroit was also the fastest appreciating market in the country the other month, so it's clear folks are catching on!

The moment folks starts testing new markets because Memphis "Isn't working out" is the moment all the deals reveal themselves!

Buyer beware of course but these are folks I routinely use and trust.

Consider checking out folks answering questions on this forum or go to the classifieds where we can be more direct.

You can go to their profile page and scroll down to the reference section to see folks who have actually worked with them like these guys have. 

Curious to hear folks' thoughts on the recommended approaches for markets where home values are on the higher end.

For folks that have gone the single color route, how do you do sheen selection?