The longer we just shrug and act like we’re immune to all this nonsense because it’s local or because there are workarounds, the sooner this industry hits a wall and the concept of renting will by default go through a government application. 

That being said they do not provide absolute protection, the veil can be pierced if you do not run  them correctly, and you cannot make yourself immune from personal acts. 

Again, this all does not make SV immune to a business cycle but there are good fundamentals here.

I am immune to making lowball offers..

As long as you stick to a disciplined set of rules, as big if not bigger profits can be made in slower markets as well.House flipping, because it is such a short-term style of real estate investing, is largely immune to extreme market fluctuations.

It is completely immune to what the market does.How?

Although I do try and give everyone the benefit of the doubt, the truth is that there are good and bad contractors out there (even some of my own project managers weren't immune to stretching the truth).Overall, you do want to spend the majority of your time focusing on high level projects and delegate the rest.

@Alyssa Miller That is just the market in this area right now - I know that sounds simplistic, but current market values (as in, what people are willing to pay for properties, 'people' meaning a large proportion of owner occupants who want to get into a house while rates are super low and they've often missed out on several homes already due to bidding wars) are high enough that it's not an environment in which investors are going to find a lot of deals.It's kind of like trying to 'hack' toilet paper at the beginning of Covid - the supply/demand curve is not working in your favor.But, nationwide, the number of properties going into the first stage of foreclosure is skyrocketing right now - I don't think we'll be immune to that despite our strong tech industry.

Now we can mitigate that somewhat with A class SFR's and our west coast stuff is a little easier but no immune..

However, CRE assets are not immune to hedonic regression since cap rates ultimately dictate investment value.But, yes, overall simple is always better.P.S. love the "no-timer" comment!