So while the consensus is this is not a really good time to buy I think individual financial realities dictate whether a totally sit it out or slow accumulation strategy make sense.

I personally have never and probably won't invest where there is an hoa fee because other people are dictating your maintenance costs. 

Market forces dictates that the older retail centers are either renovated or tear down, however those rents still have to be competitive to lure in tenants?

Dictate a class of buyer and some program where the fed gov will "securitize" those mortgages against default, and natural result will be lowered interest rate from being securitized, expanding "access" as they love to call it.

That will dictate what the new LL can and cannot do.

Good luck, so many great viewpoints on this thread, definitely take it in, but also dont let that part of your life be dictated by the feed.

So far you've dictated equity is no longer equity, it's "Shadow" equity, fake in your eyes.

Despite always having bits in my bag with the Leatherman Juice and toolcase with a full complement of regular bits, the flat drivers, small and large, on the Victorinox are also very useful for old flathead screws manufactured before the Great Depression, well before standardization dictated a deeper and wider cut in flatheads, as well as electrical cover plate screws for outlets and switches (these are always very narrow and have trouble taking a standard bit.

The cash flow is dictated by rent to value and age of the building which impacts repair and capitol expenses.

Additional for grading, electrical, plumbing etc...The slab strength required for the ancillary equipment will dictate cost.