Fortunately for me, I started investing a time in the market where everything went up.  

I have been investing since 2008 and have purchased everything from single families and duplexes, to 250+ unit multifamily, to assisted living, to shopping centers, to industrial and more.

I own 27 properties in Greater New Orleans (36 doors) and wholesale around 50 houses a year in this market. 

Use a buyer's agent that knows the market, contracts, negotiations, etc.If you really want to learn about investing, get a job in property management. 

@Audrey Sommer I prefer investing in my local market (Snohomish County).

Two properties available in the highly sought-after Gresham Park area—one on-market, one off-market.

The STR market here has become way more saturated and competitive especially in San Juan. 

My home insurance cost went up significantly and looking to shop-around.

So it could take a decade to get to todays market rent. 2) it’s almost impossible if not impossible to non-renew a tenant, especially if you’re not an owner occupant. 3) As a seller, even if I could remove paying tenants I never would without a non-refundable payment from a potential buyer that covers all vacancies for 6 months if they fail to complete the purchase. 4) You MIGHT say as a buyer that’s worth it.

You could put most of your funds in the stock market and access them when needed for a HML.