I think it’s going to get much worse & that we will enter a depression.

When things got tough for me, and I was depressed and broken, I pushed on and finished.

OK, I am exaggerating to make a point, but there are at least three main things going on here. 1) many of the deals you are hearing about came from purchases during the financial crisis when property values were depressed, a lot of those investments have been sold and the money made. 2) When you hear 15% IRR, you are hearing both successful deals that are outliers, and 3) you are hearing deals by people who are really really good at their craft.

Yes a new squadron is coming in but I am worried that once the last group comes in Jan you won't see this appreciation everyone is talking about.My speciality is buying in depressed area where I see unrealized need.

But in my opinion it’s also more depressed.  

I've talked to him about stocks but he knows nothing about them and naturally he's very reluctant to invest in stocks after the great depression and 2008.I suggested to him the option of being a hardmoney lender.

No luck in massively depressing real estate values so we could scoop up downtown properties for a song.

Apparently the FBI reported that he is "depressed".

Yes the last downturn was the greatest buying opportunity since the depression.

Frustrated, and depressed new investor needing help from someone much more knowledgeable and experienced.I'm sorry if my tone comes across as hostile, as I am frustrated.