(When a crash occurs, good agents will survive it and the mediocre ones won't.)There's seriously very little marketing an agent will do for your property.

Getting a crash course in real estate investing and 1031 Exchange and I'm finding that I need a Real Estate Attorney - stat!

Came back home with a pocket full of hopes and dreams, I continued to monitor our market and waited for wave to come.2008 came followed by the housing crash, it seems like all the stars lined up based on historical data, I seeked for family support to quit my W2 job.

most won't bother, then you'll be sunk when the system crashes.

My app crashed mid post. 

Do some research on 2007/2008 crash. 

@Will Jo as far as "being late to the game" Memphis was not over-saturated by hedgefunds that bought up tens of thousands of homes per year, after the crash of '09Therefore the cashflow home still exist in Memphis, TN!

Admittedly, this is an area I need a crash course in -- if there are any resources you can suggest I deep-dive into, I would appreciate it.

Before the last housing crash there were speculators and flippers who ran the market up.

It's also nice to be reminded that most/all commercial lenders are likely going to be conservative enough that if they lend to me, I'm probably in OK shape - I wasn't aware the crash was quite so isolated to SFRs from a foreclosure standpoint, but that's very reassuring.