I guess this isn't that odd (although it's the rare small business that doesn't experience income fluctuations year to year!)

I would not have bought in Clinton Hill, Bed-Stuy, Ditmas Park, Windsor Terrace, all in Brooklyn.I would never have seen rents and appreciations which moved up 5 times the purchase price, 10 times the purchase price, etc.I would not be purchasing MORE investments, this time at $2 Million for a multi-family.If you really want to Invest in these higher appreciation areas, you should really put some thoughts into the Future Financial Maths, the Pro-Forma 10 year Projection Business Plans, the Economic activities in the areas, the cycle that I described above, and for international cities like NYC and SF, global fluctuations in Currency risks as foreign money moves from higher risky international areas (think Venezuela in today's current economic news) to less risky International cities.Just some food for thought!

From my experience, I've seen RTV fluctuate between 0.4% - 1% within Boston (A - C class neighborhoods).  

.- Dayton does not see a lot of rent or property value fluctuation.

My numbers may be off, but the risk of vacancies, unforeseen maintenance and market fluctuations have me leaning toward a NNN (triple net lease) commercial deal where a 8 CAP gets you closer to that 8-10% cash on cash return as you have no operating costs.

I have some funds planted in an S&P 500 fund but with my horizon being early 2020 I am getting a little weary about losing principle especially with so much fluctuation in the market. 

And the fluctuating prime rate is still always going to be less than what a hard money lender would be willing to offer.Also, yes do not touch the long term debt @ 3.75%, that's just about as low as you can ever expect to pay on a mortgage so why disrupt that?

And historically our area is one of the most resistant to negative price fluctuations. 

Each and every flip.Normally people finance this 1.75% FHA fee, and I do not equate the fee to discount points because you take the hit when you go to sell & random market fluctuations between now and then 5-20 years from now are going to matter way more than 1.75%.But buying a property with the intention to sell it in a few months is very different. 

Here's my current strategy...Build up 30 days of expenses in checking account to handle short term fluctuations (following the YNAB rules).