@Kim Leduff crashes take years from peak to trough, back in 08 it took 5 years from peak to trough, and only some markets dropped 50% (pheonix, vegas, and some parts of california), some markets actually didnt crash at all like Pittsburg and hunstville.BRRRRs in my opinion shouldnt take more than a year, which wont gives you alot of time before you lose that much value, especially if you are in affordable markets that is a trait of markets that disnt crash more than 20% in the span of 5 years.

I personally didn't gain anything financially, but got some exciting things to think about.Besides the multi-division lot I was talking about the last couple of days, I ran into a broker I used to remodel his flips with a couple of years back.He has lots of deals for sure, and more than 130 agents in his 2 offices spanning the South of the Bay Area here.He used to get 2-3 bids from a small group of contractors for each flips.  

On the mixed-use/multifamily commercial side, I found just over 30 permits have been applied for in that same time span, with less than half since the rent control ordinance went into effect in Feb.

Are there roof trusses spanning the two units?  

I had a similar situation with a realtor, we ended up going back and forth actively for about 3 hours over the span of a day in order to write up an offer that was about 30% lower than list price.

All real estate is cyclic and historically that means there's a 7-8 year span between bottom-bottom and/or top-top. 

When I designed my JV program this past year, I created an private educational webinar program just for my JV partners which spanned 6 weeks and provided them a list of resources and examples to get their feet wet.

I have SFR's, duplexes, and a small commercial (5 unit) building in town that span from red bank to east ridge - you can find deals in a variety of price ranges and property classes.

Our realtor is willing to show us as many properties over however long a span we need/ want (at least today that is what she said).

In contrast a private lender's interest rates wouldn't be helpful either over a span of months let alone years.