@James McKay, You can see from my profile that I live in the world of 1031. 

REI has historically been very competitive.Cash is not king in real estate investing...deal flow is (lots of it).If you don't start now, you will have no experience or relationships if a correction occurs.If a correction occurs, lending/capital sources can dry up.Investors over-estimate their ability to pull the trigger when prices are crashing and there is no end in sight.If you can generate even a small positive IRR from real estate during an economic recession, idle cash is the risky choice (and is very costly over long periods).All properties and markets will not loose significant value in the next down cycle (real estate is local and good locations will always perform well).Investors can add as much or more value to a property than the potential loss of value in a downturn.If we have capital that we have to put to work, prudent real estate can be the flight to safety.I don't like investing into a hot market but sitting on the sidelines for years is not a viable strategy...just have to be really careful.If you are a market appreciation only investor, ignore this post...that can require some market timing.Interested in everyone thoughts.

@Jesse James WatsonI ask, Would you let me catch up your payments and cover them for you?

@James Wise I think the issue isn't the price point, its the quality and quantity of tenants.

@James MasottiThank you for the advice.

Overturned in King County Court, appeal pending. 2017 Rapidly rising cost of rental housing Rental Agreement Regulation amendment SMC 7.24.35,36,38 limits move in charges and requires provision of payment plan.

Originally posted by @Tyler James:@Mike M. thanks for your insight.

@James Masotti I tried to get a couple FI’s to attach a line of credit, but they didn’t like the secondary lien behind an owner financed loan.

@James Masotti Thanks.

@James Masotti, @Harjeet Bhatti,Thank you for the responses.