Risky but I am ok with it.My one question is when it comes to doing the cash out refinance at about 6 months, I will have a lot of my credit cards and my debt to income ratio will be artificially skewed because of the rehab costs on the cards (but no different than if I had a different lending source....hard money, commercial loan).

Medicine cabinets, building materials. 

Job insecure, food, medicine, transportation insecure ~ and the first thing they need to give up is rent in times of crisis.  

The last unit sold that was similar to the one I`m under contract for was sold 6 months ago, and it had been under a new build contract for a year, so the price was artificially low.

Artificial indeed. 

I've never seen them artificially bid up a property that I've also have clients bid on, so I'm not sure about that.  4)  Usually it takes a few days. 

Another issue is that owners will defer repairs and maintenance because it's a cost, and with artificially low rents, means low returns, and less budget to make needed repairs and maintenance.

I found charts 7 and 9 shocking simply because they made points that I hadn’t considered before - the massive amounts of people 12, even 24 months delinquent on their mortgages, but still in their homes, happily spending away the money that they should be paying on their loans, and artificially stimulating the economy in the process so that our current administration can spin this into good news - consumer spending is up!

One would hope that the Fed wouldn't artificially increase interest rates based on the *expectation* of inflation; in which case, it's reasonable to assume that real estate returns will continue to track inflation, as it has pretty much done for the past 100 years and there wouldn't be significant risk in leverage or real estate equity.

Not only does it artificially boost your post count and influence score (not accusing you of this but there have been others in the past), but it also disrupts the flow of the conversation in my opinion.