I think that your strategy of buying into a strong market without regard for timing can certainly work for someone with longer investment horizons, but my own are limited to acquisition during a downturn, a rapid value-add, and a couple of years demonstrating rent growth to exit at a lower cap and an appreciated property value.

If an investor's time horizon to sell is 8+ years, they are buying homes at market rate right now. 

With BP I also Have been able to motivate myself, get inspire and motivate others to also expand their horizon and look at the limitless investment possibilities that can happen in RE Investment by hearing Bigger Pockets PodCast.It hasn't always been a Rainbow with potlucks, but It has been worth it every day. 

Note funds are usually for periods of fewer than 5 years so you have a shorter time horizon for committing your funds.

Buying raw land is usually a longer investment horizon, but as you know, every deal is different. 

Speak to the HOA and explicitly ask "Are you aware of any special assessments or HOA fee increases on the horizon"5.

So basically nothing to worry about because I'll be able to raise rents about 10% a year... until the local governments start suspending or reducing rate increases for short periods of time due to "emergency situations" like local elections on the horizon.

If your open to the east bay and open to a house hack there's definitely still opportunities out there....Rates are high, but with long enough horizon I feel they'd come back down at some point.

I don't see a crash happening, but I do see a correction on the horizon, especially with some rate hikes in the future.  

I think there is a huge opportunity in Las Vegas right now especially with what is set to arise in the horizon.