Then in June, it set a record at $264,800, according to Arizona Regional Multiple Listing Service data.Then the recession hit, and prices tumbled.

And before, you were all gung-ho on BP, wildly arrogant in your ignorance, just like now, telling how 100% for sure housing was going to collapse because of covid and the moratoriums, how it was all gonna come tumbling down....

I can replace my own roof, but I'm not as limber and have a real fear that I may come tumbling off, which will severely limit my ability to make money or do any other repairs - so I farm that out.

Ask yourself, if when there was a hint of the last bubble actually moving into reality, had the Federal Government, rather than allowing everything come tumbling down, and people lose their homes, etc., (all due to programs and policies that were put in place by politicians), they had worked with the banks in extending all the loans on houses (say under 30 years old) to 50 year rather than 30 year terms, or something similar what would have happened.

The basement houses seperate washer and driers.

As Tom said, when you live on the edge, if one of your properties goes vacant, the whole house of cards comes tumbling down.Now there are some people who have built RE empires faster than the rest of us by being extremely gutsy and extremely lucky.

@David MooreEvery property I have has a quickset lock so I can re tumble after eaclh ltenant- worth the investment

Best use a commercial drier, available at tool rental stores, then seal it.Sounds like a lot of time and $, but the liability is major.When installing new cellulose make sure it has mold inhibitor in it. 

No outstanding loans, spend on the CC and pay it off every month- I’m not averse to leverage, but I certainly don’t want to get so far over it becomes a house of cards ready to tumble down.I assume that I would end up with 2 different "groups" of investment - the one that eventually frees me from a job in favor of my own business that requires less of my time (I know it's not easy and effortless like the gurus say), and one that makes old-age retirement comfortable.I don’t think fix/flip or wholesaling in the near term would work for me.

I put a lot of work in... new paint, refrigerators,and refurbished hardwood in each unit. new cabinets and cut out wall with counter top in two units. had the floored pulled up and tiled in one of the kitchens as well. new coin operated washer and drier in basement. separated the hot water heaters and boilers of each unit because they where all on one big meter because it was owned by an agency. a lot of work at least for me, i put in a lot of time as well has hired friends and a contractor. however i still did not spend the 45k i projected, i spent under 15k big difference but could only get the price down to 140k.