I Believe there is much more risk in cash purchases that using responsible leverage.Thanks Jason,I would never invest in real estate for the tax benefits.Investing in real estate should be about making as much money as possible and not saving on taxes.Appreciation can't be predicted as nobody has a crystal ball so that calculation shouldn't be included when estimating ROI.Leverage does help with asset protection but if that's what you're worried about and your serious about real estate, drop a pretty penny of $25,000 - $50,000 and I'm sure a competent attorney will set you up with an "unbreakable" trust structure where even you won't have access to that asset lolJust my opinion.Thanks again.ps.

The real estate and stock market are both due for a correction (in my personal crystal ball for what that's worth) so I wouldn't be too worried about missing out if you end up doing some debt pay down for the next year or two. 

That said, I do not have a crystal ball to say when the party will end I just know I don't want to be caught in a bad position when the music stops playing.

@Crystal SmithYes that may be my only way.

@Leah Simmons I actually think these are pretty reasonable numbers, especially if you look into some of the areas that are not right in Destin or Crystal Beach (those are still overpriced in my opinion).

I prefer to invest in the Villages of Crystal Beach (blue circle). 

I feel we are near the top but I don't have a crystal ball so I just think buying more conservatively will allow investors to ride the wave a lot easier.

Crystal, its probably how you have your filters set in Zillow.

no one has a crystal ball to know the future. 

Is it super likely probably not, but nobody has a crystal ball on markets.