I think that folks still have the 50% YOY appreciation and 100 offers in their rear view mirror as a comparison and clearly, today's market is substantially different. 

@Shanese Francis basically yes, but one never knows the actual timing of the market cycle (plus it varies for different markets, property types, etc.) until you’re looking through the rear view mirror ;)

One we bought last year, major foundation issues, two sidewalls in the garage had to be totally replaced, front and rear walls were strapped with Fortress Stabilization System, cost me 14,000.

Thanks for the votes of confidence, I'm toning down as well, well, more so than I was when I first got here, LOL Just completed by upgrade, so off the Pro Section where the real secrets to RE are discussed and the gossip about me.....:)Hey, how do you find the pro form group, it's hidden, where is it?

Account Closed you can look up the answers to your questions last jobs report I read about 8 months ago so it was probably 6 more month in the rear to that was 10% job growth and the bottom $40k and below 3%$40-80k 10% 80k and above. 

Purchase price: $144,900 Cash invested: $32,475 Sale price: $220,000 This was a fairly straight forward project:- New floors (carpet in bedrooms; LVP everywhere else)- paint walls, ceilings, trim, doors, cabinets, etc- new bathrooms (re used the tubs)- new electrical (plugs, switches, fixtures)- a handful of exterior things; retaining wall, clean siding, rear door, etc.- typical punchlist items; blinds, knobs, hardware for cabinets and drawers.

His truck broke down somewhere and I towed him back to my house so he could change the rear axel with my tools. 

Quote from @Tom Wagner: To me the value hinges on the value of the rear lot.

Now that we have that out of the way let’s get into the details on how to do this.Seasoning has reared it’s ugly head more prominently than ever recently.

And, like is mentioned, many education programs in RE are more of a lead generation for educator to then continue to sell you and/or extract more value from you, i.e. form a fund of funds so you can help me raise more money.To your theory, I think the other part about real estate investing, especially as it is sold by many gurus by being an escape from your W2, is a bit oximoronic.