My out of state investments won't have the huge appreciation spikes like the Bay but they also won't have the potential big downturns the Bay has like we saw in 08.

Could've been user error on my end, but drops def spiked with volume.

Ned Carey Please clarify for me where I am miseducated.If I go conventional loan 30years @ 4% w/ 5% down payment owner occupied 100k property, since I should be able to roll the closing costs into the loan are there any fees or interest rate spikes for the lender to do that for me?

Ignoring that issue, and purely speaking about the financing, unless your partner is EXTREMELY well-heeled, you will most likely need to post real estate collateral for a line of credit.

Generally the market consists of knowledgeable buyers and sellers but spikes can appear under certain conditions that are not related to profitability. 

It was never really needed because the rents steadily went up but nothing crazy, but in the past 5 years a lot of long term residents have been forced out of the area because their rents have spiked up to 25% year over year.

Check out the show Bar Rescue on Spike.

About a month ago I shared the success of my 1st offer being accepted (yea that is how new this is to me, an accepted offer made me spike the football lol) ..  

I also like to blast my video out to my lists, buyers in general, but all lists that you have   Google will notice the traffic spike and give your video authority. 

And since in L.A. where I'm from, the landlord pays the everyone's water bill most of the time, I'm curious if you've seen a spike in your water bill after you've put in the machines in.