Most major markets will have commercial investor meetups as well.

Prices in most major cities have been going up for over a decade now, and if they come down, I do not expect it to be much.

Here’s my concern, during the 4 years you’ve been out of RE investing the game in the UH/TSU sub market for student housing has changed RADICALLY, as it has near most major universities.  

Although I don't like the idea of giving anyone differant lending practices based on skin color, I wonder if that would hold up to a fair housing lawsuit as it does discriminate against whites, minority immigrants from european countries, etc.

that wouldn't be 30% it would more likely be 70% , go to a couple European countries that have some of those programs.

That is a worry in most major cities for sure and I wish I had a crystal ball to know when the right time is to buy but I have to jump in at some point.

The market in most major metros is on fire!

@Michael Tuck the 1% rule has long been gone in most major metros for a "turn-key" investment.

Rents are rapidly rising in most major markets.

Basically like the public private healthcare options in European countries