@William Hochstedler  in other words a rising tide raises all ships.. there is no question that we have a completely new crop and many have not lived or worked through a major down turn.and many as you see on here complain that prices are too high because they bought in the absolute best buying environment in the last 100 years short of the other great depression back in the 30s.

We are 'late' into a rising housing market that has hit much of the area we want to invest in and the high prices affect all investors.I won't invest if it is more than an hour drive from our house, and so the focus is on getting to know every neighborhood in the area.

In a rising market, if the land goes up in value, so will the credits that upzone it for higher development profitability.

Asian interest in U.S. commercial real estate is surging.Driven by the globalization of the commercial real estate asset class, along with much more mobile Asian investment money from high prices and low yields at home, a rising tide of foreign real estate funds is heading for U.S. shores.

Hi Tom,From my research as far as protection goes you likely will want to have the properties under separate LLC's otherwise, should a lawsuit arise against you, you are at risk of exposing all three properties to loss under that LLC.Remember though, an LLC alone isn't enough to protect you, you should consider liability insurance and opening separate bank accounts for your LLC's and keeping personal separate from company.

In a rising market all operators look like geniuses.  

All else being equal, I'm going to pay less for a property if I have to pay a higher interest rate so this should have more of an impact on overall CAP rates (expansion) than anything else.We've been in a "rising rate" environment since last year, however they are rising at a very slow pace.  

A rising tide lifts all boats. 

When going beyond our property, and I think you are, and then you add the moral obligation to help others (a rising tide raises all ships), then I think there is some sense of responsibility to give back and help out.

Business should be conducted in a way that justifications never need to arise in the first place.