Eventually the SFR owners won't be able to resist just selling out, and then they'll be ones arguing why the new condo development on their property is actually a great idea now.

Of course you get shoddy service and fast food type answers (The path of least resistance).

Hi Ben,  The biggest problems I have with most marketplaces these days are: 1)  not enough investments to diversify into 100+ properties ( forcing investors to go to a lot of different marketplaces )2) too few core/core plus, cash flow investments to buy and hold.3) minimums too high to allow  most investors to safely diversify into 100+ investments 4) not enough recession resistant categories like  self storage, mobile home parks, etc. 

Having a great team in place is probably just as important as picking a market with good underlying fundamentals (a diverse JOBS market (ideally recession-resistant jobs like in govt., education, healthcare, defense), population growth, desirability, affordability, favorable weather and landlord/tenant laws).

Find things to embrace and surrender the resistance. 

If you take advantage of new technologies: thermal mass electric resistance heating elements or electric air-2-air or ground-2-air heat pumps (especially ductless units with split heads), electricity can actually be cheaper.We have no oil heated properties and whenever we pursue a property heated with oil, we determine the cost of converting it to natural gas or electric and bake it into our analysis.  

We just bought a non performing note with title issues that are being worked out in court and our attorney advised that title companies drag their feet and resist paying until they have to.The only thing I'd add is that I believe you should pay whatever delinquencies that exist now and clear that up.

Most appealing, I've done almost no maintenance on the stairs/halls in those 15 years.George, what makes the marine last, is it physically tougher or more stain resistant, or both?

We turn down deals that are 15% cash on cash all day long.Retail Negatives The amazon effect will kill retailBig Box closures (JC Penney, Toy r us, Bed Bath and Beyond etc)Malls are closingRetail PositivesCan't kill internet and recession resistant businesses (dog groomers, restaurants, bars, medical, QSR's, hardware, urgent cares etc)Retail grew at 6.9% year over yearCBRE reported retail vacancy is the lowest it has been since they started recordigng that metric at 6%Retail PlayBuy retail in suburban locations where new competition is land locked.Stress test your deals and tenantsStay away from areas where there are millions of sq ft of retail (think where the Costco's or Best Buys are)Post Covid, we have become accustomed to going to suburban downtowns vs metropolitan city centers and that is where all of the growth is.Retail Case StudyWe purchased a 96k sq ft strip mall that is 18% cash on cash at purchase. 

The wealthier suburban counties and DC west of the river have a history of being pretty resistant to economic conditions.