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When you have an "island" it often dies on the vine until the path to progress catches up to it....think Arizona City. 

. - Catching up on your post a little bit late, but better than never!

Think FL, TX, AZ, NV, and other southern states as the ones that boomed the fastest.On the flip side, the northeast ME, VT, and NY are still strong markets and will probably be the last dominoes to fall.I can't tell you what to do, but I am waiting until the middle of 2025/2026 before trying to catch a falling knife in the southern areas.  

Just wondering can you ever catch a great deal on the market  and if so what’s stopping you from taking advantage?

My first one for a while was indicating he was going to catch me in RE value and his projectory was that he would, but his last transaction was not a hold. 

Admittedly, I am not one that typically finds paid mentorship very valuable, but I also respect that my degree is in business with a focus on real estate, and my first job out of college was in real estate (so it is a little hard for me to take my 20 yrs of knowledge and rewind it to try to view mentors from a completely fresh lens).A couple points: I view mentors, especially these expensive ones as a catch-22. 

I plan to stay in this general area for at least the next 20 years and think buying real estate would be a great way to diversify my investment portfolio.So in almost any scenario you will come ahead buying vs renting over twenty years probably well less than half of that, but the investment you are making is a long term investment you probably won’t be able to leave after a year or two and rent for more than your mortgage, I’d really think about where you want to live medium-long term, than any investment metric, because the longer you stay the better the investment looks, and if you can move out sooner great, but I’d guess at minimum you’d have to stay 5 years before rents would catch up to your mortgage. 

First, and i don't know why nobody else is catching this, you MUST go directly to your broker, sit down and discuss all this with them. 

The ages of these properties weren't built as side by sides, and when they do come up, they are supremely expensive, and catch a premium every single time.