We all love investing, but something a lot of people learned in the 2008 crash was that risk plays a large part, rather we like it or not, and we have to respect that. 

With rates like that unless we have another epic crash/recession like we did 10 years ago, you’ll never get those rates again anytime soon.Most people see rates (for investment loans, 30 year fixed) being 6 percent by end of this year and likely near 7 percent by end of next year.Meaning if you pay off your current mortgages you’ll be stuck if you ever want to refinance.

I look at all these folks that say hey there are no deals its tough I am going to sit on the sidelines until it crashs and jump back in.. well that's fine from a land lord or own a rental perspective.. but this year will be our best in new construction. 

I grew up in Altamonte Springs ('87-04)  and saw it go from a rural town to what it is today, sort of a haphazard mix of nice residential, not so nice residential, run down commercial with pockets of freshly built/rehabbed commercial, low income apartments-turned condos before the crash-turned foreclosure havens that are barely recovering.... 

Her asking price is a square deal and I'm ready to make an offer tomorrow, but she has no real estate experience and I have none sans-agent.Any crash course advice for a newbie who has no fear of doing the necessary work, but I don't know what I don't know.Here is how I think it might need to go:1) Make a formal written offer (Find a standard real estate contract & make the offer for both parties to sign.  

So the chance that you will ever buy any investment at the perfect time/price/rate... it's a fools errand to make that a criteria over ROI, location, condition, etc.Now maybe if you were saying you were thinking about only doing 19 deals this year instead of 20 and you wanted to hold that cash for a potential better buy after a crash, I get that too. 

My wife bought a condo right before the real estate crash in 2008.  

Years later I got a front row seat to the crash. 

If the market crashes at any point, you can also refi then and skillfully soak up more units at a lower price point

Yes, but just as many crash and burn.