Each of these influence the calculated value and your decision on what each value should be is based on your own risk assessment.It helps to have some industry and market knowledge to give you more confidence in your underwriting input.

I’ve spoken with a number of long time investors, who have been in my circle of influence for quite some time, and I never knew!

That made it hard to sell but in the end, we are moving to a new city and it made more fiscal sense to take the profit and invest there in a few months time.  

Look for ads - We buy real estate...... whom do you see more often at a auctions - talk to real estate agents who deal with investors - who is their best client -You are looking for THE MAN - the person who is making things happen - this is the person you want to connect with.Don't over-look active investors on Bigger Pockets - it is OK to have a long distant Mentor as long as they are qualified - active in the market and can prove it.When you find THE MAN - the person who is making deals - bringing in $20,000 or much more a month - this is the person you want to FOLLOW ---So - how do you you worm yourself into his center of influence?

And make your deal easy to say "Yes" to.Lastly, let your friends and family, Sphere of Influence, Book of Business and REIA groups know what you're looking for, they might know someone or have a pocket listing coming up - like I do...:) So, what are you looking for?

So other than consumer confidence .. rates are still very low anyone who wants to work is working.one thing that is keeping new construction down in some markets like we talked about above is price .. sub contractors gouging. lack of labor etc etc.. so it different influences causing slow downs.When I had happy hour in December with the head of land acquisition  in the Portland market and southern Wa for DR HOrton ..

When you're looking for comps and value, how much of an influence is there between proximity to the house you're looking at, the property specs, and what you can do to it? 

If anybody could truly do it with any sort of accuracy and consistency, then Las Vegas would be the place to get rich, not Wall Street or Main Street.With cash flow, you can narrow down what your return will be today with relative accuracy, but over the long run, many other factors will influence your total return, such as appreciation, market rents, tenant problems, maintenance issues, tax laws, city ordinances, etc.

Looked seriously doing this twice and couldn't really justify the process from a fiscal perspective.

The tax credit is keeping prices at their inflated level, interfering with the market's ability to adjust itself, defeats all the logic of economic principles.You can't fix a supply problem by superficially influencing short-term demand; in the long term it will take the real estate cycle longer to normalize because of these interferences.