I foresee major issues on the horizon when owners/developers need to refi and credit/loans are simply not available at any cost.That was the big takeaway for me from the last financial crisis... there was no bid... that's the scary bit.

BP is only a blip on the horizon in real terms.

Extrapolate this over a long enough time horizon and the compound interest of your labors will be the difference maker that separates you from the rest.

I've been reading up on the EV factory boom in Ohio, and homes in Colombus seem to fit in my budget, and also offer good upside potential in the 5yr+ time horizon. 

Looking at the purchase over this time horizon helped me a lot in making my decisions. 

I have some syndicator friends that used to do multiple deals a year and now to find a great property that actually pencils they might do 1 a year as everything is heavily overpriced.I don't even focus on it anymore and like to work on larger deals where the goal is to take a class A property at a 5.5 to 6 cap and get it to an 8 cap over a 5 year horizon.

Banks and Bridge Lenders are less stringent and may also present viable options based on your resources and business plan/horizon.

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.

Also, with the Hays Bridge project on the horizon, there is still room for growth.

However, I know investors as well who bought anything that broke even and let equity and rents build over time and if you can afford that scenario and have a long time horizon, odds are very good of long term success (would think unless you buy in a neighborhood that turns from B/C to D/F/warzone over time, so also like the general idea of going with the best neighborhood you can afford and stay out of really bad areas unless you want to focus on that market niche and deal with more tenant issues-collections, turn over/evictions and also would not put a lot of faith in third party managers handling that amount of work well, and consider any places that look great on paper if you want to self manage and be much more hands on.