It is my belief that if we pulled only those with 8 digit and more RE assets, the appreciation wins hands down.  

Outside of real estate, I own a restaurant and event venue where I am the head chef and everything else that comes with running the company.Excited to learn and connect with you all!

I only have $50k to put down on the deal.

Also, multifamily (now down 30%) but wait 1-2 more years for massive new supply to be absorbed.

I have the cash but obviously if I don’t have to put it down I’d rather not.

Oh YES, I recall one where the low life tenant knocked the garage down with his car, YES took it down because he was being evicted LOL. 

. $425k) to purchase a 12-unit Apartment ($1.5M) with 25% down ($375k from the HELOC).The remaining $50k from the HELOC could go into fixing/rehab of the 12-units.Then cash-refinance the larger amount from the 12-units to pay off the HELOC in one lump-sum (as much as possible), then using the cash flow from the apartment to pay off the rest of the HELOC.Repeat the process with a new apartment.1) Does this make sense? 

They could go down as well.

Beyond all that, if you're simply looking to buy something with 25% down on the MLS you're really going to have a hard time in every market.

When rates come down, there will be more supply than true demand.