Moving forward, it's best advised to hone in on only one or two markets to suppress information overload and analysis paralysis.

@Andrew Postell thanks Andrew, yes in theory this works in many markets, however in our market (Washington DC Metro), margins have been suppressed and most places (even total dumps) you can’t get any cheaper than 75% of ARV.

Self induced - because it was artificially suppressed interest rates of 2005ish that created the housing bubble and the past decade that created the current one.

Fire suppression system in place?

I'd buy T-Bills and suppressed ETFs, after paying off any dumb debt.

When you see that spread increase, you could make the argument that there is more room for cap rate suppression...or higher values for real estate.  

Abestos, water contamination, fire suppression, flood zone, etc. 

To them it means that "people are fleeing to the areas perceived as safer" but I wonder if it instead indicates an opportunity to buy a suppressed asset in Springfield proper.Oklahoma City is roaring right now, Tulsa is literally paying people to move there. 

Some economists estimate that we are 5+ million housing units behind the demand.This housing shortage continues to drive rents ever higher, yet home values remain suppressed.

I am not quite sure why the moderator keeps suppressing the thread - is it against the rules to ask for advice?