E-Commerce definitely helps while riding the coat tails of Amazon.

.* Keep your debt levels low and always take out debt with long maturity tails, even if the interest rates are higher than shorter term debt, because this will insulate you against being forced to refinance during a downturn* Favor properties in areas with higher population density, a growing employment base, and a history of not having declined in value precipitously during the last downturn.3.

If your closing and renovation work drags out,  you will be lucky to be on the market at the tail end of fall. 

I still don't have anything worth two shakes of a lamb's tail on this front, but you did bring up some different perspectives than I had thought about which is very helpful.

We also know demand's not event distributed across each market, but more like a long tail where disproportionate rewards go to the top listings in any market, making per market averages incredibly misleading. 

If it were me, I’d quietly bow out with my tail between my legs and disappear.

I see 2 basic options. 1) I’ve never used @Eric Fernwood for property management but he posts often and seems to know the market head to tails.

@Robert Taylor I think most folks do:Buy - Fixup - Sell/Rent which usually takes a minimum or 3 months here in Boston or New Hampshire.A Flip to me, is like with a coin, takes less than a second to determine Heads or Tails not 3 months.

Arianne, Thank You so much for a Fairy Tail True Life Story!

If I hadn't taken my pain meds for my back after falling on my tail off my truck, I might add some more, this comes to mind first