To throw an idea out there, if you had a two year plan of renovating both sides yourself (saving money by DIY, having a little longer time horizon, etc.) you can have a fully renovated duplex in 2 years while having the benefit of stronger rents on one renovated unit after 1 year. 

A lot of my clients have adjusted their strategy to match the market and expanded their return time horizon to be more competitive.

Thus, I believe that only the true value-add plays are viable at this time, and investors need to have a really long time horizon. 

You only care when you need to sell or refinance but if your time horizon is fairly long then likely prices will have recovered or you will have paid down a mortgage sufficiently that you can sell no matter what the current valuations are like.

"Depends on your time horizon and goals" is the classic answer.

I do see a short term 10-15% correction in the short term horizon (2017-2018) for the Orange County market, but nothing like down turn from 2006 - 2009.

@Wilber Perez if you have a longer time horizon, which it sounds like you do, then you should be able to cash flow once a property stabilizes and you raise rents.

However, far more important to me are my financial projection models (which include projections about my net worth and many other variables over different time horizons). 

The rising star of Texas awaits your presence, ready to redefine your expectations and set the stage for a vibrant and thriving futureNew Braunfels, positioned as the rising star on the Texas horizon, is set to redefine your expectations of affordable, family-friendly living, and the time to be a part of this exhilarating journey is now.

Looking again for ideas for investing up to $50,000 in a fund or passive investment for a non-accredited investor with a 1-3yr horizon.