I'm finding that the info here is incredible but a lot of the tools only service US investors.Anyways, thought I'd quickly drop a line to introduce myself to the broader BP community.Feel free to reach out.Thanks!

So yes, I 100% agree with you that each individual property should be assessed prior to blindly trusting broader trends. 

Moved to off topic forum since this is a broader question than just RE.Gold seem like its already had a huge runup, but then I though the same thing when it was $700 an oz.

I know this is a much broader comment than you intended, but this is also part of a larger issue.

Detriot has some serious troubles beyond the broader ones that affect a lot of cities and state.

We charge a 1% fee on raised capital for our asset management fee, but there are clearly other fee's associated with the broader model.  80/20 split on profit sharing, waterfall models, etc. 

In a broader "ERISA" qualified retirement plan capable of holding non-owner employee funds, the administration is complex, and you also take on a fiduciary responsibility for your employee's funds.  

Not sure if it is any cheaper than a pool, but I think the appeal will be broader and it has the potentially to be a "pop" item in a flip.

I think the trend will swing back from renting and group psychology about "rising real estate values" will kick in just as it did 10-15 years ago.Yes I think we should keep buying to get more pieces on the board (boats in the water to rise), but completely disregard any potential appreciation both in terms of our return calculations and psychologically (in other words, don't get caught up in the coming "real estate boom" psychology and buy marginal properties or cash flow negative properties expecting appreciation).That may mean doing fewer deals but it's a price I'm personally willing to pay.There are also some broader economic issues which could throw in some systemic risk and gum up the works, such as Russia-Ukraine, the Chinese economy, the European economy (and some of its weaker members like Greece), etc.So in my mind I think there are three possible scenarios: 1) 1/3 likely to have steady good growth in RE values (scenario of U.S. economy continuing to do reasonably well but little/tepid real wage growth), 2) 1/3 likely to have another boom (scenario of U.S. economy doing very well and finally having real wage growth for the first time in a long time), and 3) 1/3 likely to have the train get derailed by external factors such as the world economy, some kind of war, etc.In all of those scenarios it seems to me that good, cash flowing properties will be good to have.

However most 401k plans do have a least one index fund that follows the S&P 500 or a broader index.