I expect prices to be relatively flat for the next couple of years, but to hold the gains we are seeing today.

So, if lightning strikes and burns the entire complex down, the Master Condo policy should rebuild the building, your "Fire" policy should finish the interior of your unit (new paint, flooring, cabinets, appliances, etc.) and possibly even cover your lost rent while the premises are uninhabitable, and your tenant's "Renter's" policy should replace their flat-panel TV, sofa, bed, clothing, laptop, etc.Does the policy get taken out to the LLC or us as individuals?

He has been through about 4 cycles he said and he said each time for commercial multifamily was the leading drive on the rebound.If you look at cycles they all have similarities and some differences.Recognizing these patterns leads to the best portfolio and the best returns versus risk.What Rich said holds true in that you avoid the herd mentality.People that do not invest prudently do good with some properties and then the others bring them down to a negative to flat position for years before you can recover.Some of these syndicated pools of investors look at the big project as a smaller risk.That is fine if the gamble is made based on the funds entered is only a small percentage of their total worth.Example if the have 2 million liquid and want to spend 100k for an interest in a property that could throw off very high returns than they are still safe versus their overall portfolio.I can tell you that buyers think "I am buying so low there is NO WAY I can lose on this!".

I think at best we may see small gains in some markets, but many will remain flat or continue to decline.

I just got a call from someone with a 3 flat that is fully rented, hes getting $2,400 a month in rent but owns the property free and clear and wants cash to start a business.

Why not do a flat fee MLS listing?

There are a lot of things that I don't like in a house - like built before 1940, flat roofs, heat that is other than gas forced air, additions that aren't done right (most additions are a mess).

If not, it's unlikely that any agents will be bringing their buyers to you, as most agents don't want to deal with FSBO sellers.If you are planning to list it on the MLS, that means you'll either have a full-service agent or you'll use a flat-fee listing service.

They also supply flat head screws for the bracket which drove me nuts.

I rented a 1/1 flat from a local REI in a cute 8-unit multiplex and paid cash up front for a 6mo lease to secure a lower monthly rate.