When you're ready to buy your next investment property (it's addictive!)

Unbelievable to most I too am in great market as well.  

In fact we have used quick cash purchases to make some unbelievable buys on houses that people needed to get out of ASAP.

They cost me an unbelievable amount of money with all the damages and my PM took three months to get them out.

That is not my business model, but I am not going to judge other people for providing housing to people that have drug addiction problems. 

Buying in a carefully selected growth market where prices have historically outpaced inflation and where economic indicators are strong on the theory that you can achieve a substantial total return over time is not "speculation"; buying a run-down property in a "cheap" market where healthcare is the only growth industry because of an aging, industry-era crippled and/or opioid addicted population on the theory that monthly rents will unexplainably outpace the deteriorating housing stock certainly is.                  

Addicts don't work that way. 

And I need that expertise today.I do agree that the majority of PMs are unbelievably bad at the job. 

I bought a few buy-and-holds and could tell the addiction was imminent.

Unbelievable.