But done right it can set you up so that rather than hitting singles for the next couple of years in a mature tight market, you can wait on deck and come in for clean up when the market turns and still make your 7 year goal.  7 years is a pretty good time horizon to prep and execute a strategy like this.  

If you buy enough houses, it will probably average out and be OK over a time horizon. 

If your time horizon is 10-15 years, imo you will still beat inflation. 

And if you look at a 30 year time horizon that cash invested today has 29 years to grow, cash invested next year as 28 years to grow, etc.  

All the industry fundamentals point to lower mortgage rates on the horizon.

This is complicated, forces a sale OR the investor has no time horizon and will stay in the deal for a long time till sale.   

. #7 – opportunity on the horizon While I do not think we will see a mortgage crisis like we did in 2008, there are some signs of a new correction on the horizon.

A 3% average appreciation....IF I hold units for 5 years (that's my shortest horizon, some I'd hold longer)....3% per year, times 5 years, minus a 5% transaction cost to sell..... equates to about 5% ROI.  

First Republic - CaliforniaFulton BankGFA Federal Credit Union 10 yr draw, 10 yr repay, MAGranite State CU, NH 90-100%Great Lakes Credit Union Hanscom FCU, FloridaHSBC 70%, for premier clients only Horizon, Kalamazoo MichiganHuntington 75% LTV 5 yr IO product available.

If you can get both time horizons to line up on the why if they are monetary then you will have an easier road ahead.