So in certain markets and sectors there is some risk, but it's a huge brisk 1031 field out there. 

Cheers I would lay out the general risk for the typical asset class :1. most problem with any asset class is fair valuation2. general interest rate risk3. local market risk4. owner risk5. loan assumption risk6. change in the market riskSo in theory, the safest asset would be the asset that's backed with physical asset that the valuation itself is fair per FMV,you dont want to give note to house where the value is everywhere, this happen a lot in office sector for example.Interest rate risk is you don't want to be paid 3% while the Fed rate is 6%Local market risk, you dont want to invest in location where inventory is rising and home price is going down Owner risk, their capacity to pay the debt.Loan assumption, the lower LTV, the better it is.Basically you have to be as good as Bank's underwriter when they write a note.

That's getting into the 75-75-90 rule for REITs:75% of the total assets must be invested in real estate75% of the gross income must come in the form of rents from real property or interest from loans on real property90% of taxable income must be distributed in the form of shareholder dividendsThe last one leads to REITs being one of the higher dividend paying sectors in publicly traded equities.

Another thing Riverside/San Bernardino has that OC and LA do not have is LAND, we have plenty of room to grow our residential and commercial sectors and is one of the reasons prices have remained 'affordable' over the years. 

My crystal ball is broken but I do not see an abrupt crash in prices coming this year due to all the printed cash (some 25% of the total worldwide money supply created in the last 12 months) but certainly data is showing a cooling off period is in store somewhere in the near future.

I will address this first.Property ManagersWe have delivered over 480 investment properties to more than 180 clients worldwide.

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we had 11 rate hikes fed will cut rates when they do the sector should kick ***...

The party is over in this sector.