Most of the bad noise right now is about downtown skyscrapers and REIT or Syndication apartment complexes where they played short term versus long term interest rates wrong.  

Granted folks have student loans for collage so I see Mentors playing off of that but thats a different animal and rates are not 24%.

Deception and perception play a major negative role.

I think real estate investors in the game just become confident as to handle new challenges and they call that being experienced - Just like parenting: you think you are experienced with changing diapers, but the child is growing-kindergaten-grade one-baseball/soccer- soon teenage and the jazz goes on - grandparent

Is this ultimately a land play? 

The theory is spot on, in practice however that logic rarely plays out - at least in recent years where multifamily has been crazy.

But that’s the game we play. 

I can tell they are both on top of their game.

Compounding on one another sure that will have a big impact on the market but there are a lot of factors at play.

I refuse to play under these anti-landlord conditions.