Yet the stock market is continuing to climb and real estate has gone up 10%.Remember the phrase, “You’re just taking money from Peter to pay Paul?”

The Texas market is quite hot with property values climbing rapidly, but cash flow is lower.

Consider doing some due diligence on some strong growing markets and pick one to invest in long term, I would estimate we won't be seeing our dollar climb back for at least 3 4 years.

You already have some experience and with additional effort, will quickly climb the REI ladder to its pinnacle.

Holding costs climbed, rehab budget ballooned from the original 40k rehab went north of 50k.

Purchase prices have increased at a rate that far outstrips the ability of the rental market to support profitable rent rates, even with the median income in Seattle climbing to $70K+.More than any laws the city might or might not have enacted that are not favorable to investors, ridiculous prices are what kills the city as a potential investment location for me.That being said, buy-holds in Seattle-Bellevue can still make sense IF monthly cash-flow isn't your primary goal.

What you're asking is if it's possible to climb mount Everest.

What will happen when oil keeps climbing higher?

As you climb the ladder of experience you become a resource to a greater percentage of the BP population. 

On the other hand the market continues to climb and the rental will be worth more in a couple years and we would have even more equity and some money from cash flow.