Recently the values in the area have neutralized and there are many fsbos and lot of homes on the market, many people believe the value will begin to decrease because of the competition.

The risk of this kind of investment is that the value will decrease instead of increase.

Now that I have established my business at this level my risk tolerance has dramatically decreased.

Decreased marketability and less options for financing them when you are a buyer.For example:FHA creatively provides no money down financing with a 3% grant.Nothing else does..Fannie Mae will do 95%Beyond that it is 10-20% down.

In reference to a rehab, you would need to factor in longer sell times and decrease your sell price significantly, but if you are offering a better house, 10% or 15% cheaper than other houses on the market yours will be the one to sell.

There were temporary run-ups in the late 1970s and late 1980s, but they quickly corrected back to the long-term trend.

A good one, but I have had to take a temporary pay cut.

and the term "investing" doesn't necessarily mean investing money...it's TIME that really makes or breaks the quality of the investor/businessman.if you spend your time wisely and improve your investment savvy (broad term here), you thus decrease your risks...then investing out of state may not be that "risky".

In my area, housing prices are stagnate ( including multi famlys, sfhs, duplexes etc.. ) They have not decreased to any significant amount at all.At current prices there isn't any pos. cash flowing properties.The value of real estate in my are has not decreased.With more foreclosures coming on the market one would think that the rental market would increase BUT THIS ISN'T THE CASE AT ALL.The economy is in the dumps.

They want investors to have a larger amount of cash invested in the property because it decreases the banks risk.