The 2012 JOBS Act reversed these regulations, so now you can put up a website with an 'Invest Now' button, and invite anyone to invest in your deal (within the bounds of the new regulations).What makes this opportunity particularly fascinating for seasoned real estate pros who have been through multiple cycles, is that what typically happens when the economy takes a dive is that, ironically, liquidity dries up at exactly the same time as opportunistic (read 'distressed' real estate) deal flow increases.Crowdfunding means you can reverse this dynamic by tapping into crowdsourced capital to finance acquisitions during a downturn. 

That is the time to stop and wait for the down cycle to mature and finish.

The law of diminishing returns comes into play, especially at this stage of the market cycle and this historic time of massive cash on the sidelines earning nothing, looking to be put in play competing for a finite number of assets.Limiting ourselves with blanket-ish assumptions like not paying mortgages off or not 1031 exchanging at exit is, well, limiting.As I've gone along in this over the last 17 years, my hassle threshold has changed and my mission statement has changed. 

If you look at individual market cycles- infancy stage, growth stage, matured stage- Dallas is very much in the matured stage right now.

But, I reckon in 2017 we're in a very different part of the real estate cycle than we were in 2000.

So borrowing 50k to purchase a 200k home at 25% down payment would cause a total monthly payment of 975+830 = $1805/month, not counting taxes/insurance.Some 401k providers allow for a 15yr repayment cycle, which helps reduce the problem.

We'll probably replace that at the mid cycle cleaning break next year. 

If yours is miraculously one that does, please share their info. :)

You are correct in that we are at a point in the cycle where it is impossible to find the high quality investors should expect at super low discounts and super high returns.  

I think flipping might be on its way out at this time due to market cycle.