The economy is definitely still down, as Calgary is experiencing he cycle real estate just like every other cities.

Business Cycle to Buy and Sell with this Method, for the rest of your life.

My appetite for risk isn't low but I do not want to be overly aggressive given where we are in the market cycle and given the fact that this is California.

Historically speaking, the average life cycle of a loan meaning you either refinance, sell or buy a new home in that time period, means that if there is a possibility you are not there in 7-10 years than an ARM makes sense.

Interested in connecting with folks who have had the experience of purchasing properties utilizing capital from a HELOC, then refinanced the houses/or multi-units to purchase additional properties, and then continued this cycle to build a portfolio.

However, I firmly believe the end result is still an exceptional ROI when the construction is completed in a market that is growing dramatically in demand for rentals & retail sales.To be specific, here are some case studies for investors that have seen this process full cycle to completion along with some numbers they've experienced.

Real estate cycles and is not 100% predictable.. so one does need to be cognizant of those facts..  

My son recently graduated college off cycle, he kept paying for 4 months until he found someone to take over.

Eviction is not free, and if the tenant miraculously produces a lease, you've just overpaid for the property. 

I project the property to have a projected cash flow of $515/month without principle pay down and $1015 including principle pay down (as close to reality as I can get and we have been doing this a long time through quite a few down cycles so I suspect my reality is based more years of experience than virtually all).I will add that I will be a little surprised if cash flow is not $100/month higher next year than this year as on average our units have had rent increases greater than $50 year over year and even with these rent increases we have properties with rents significantly below market rent.There is no intentional smoke and mirrors.