Other than what happened 6 years ago, in my life time housing has been relatively stable, or at least, much more stable than the stock market, and I do like being able to have more control on my investment than buying funds and hoping for the best!

It is also a more stable income with the little one.  

I am in small market where apartment market is overbuilt, but housing market is stable, and good demand for small condos.  

Feels like rents are less and not as stable but if you put good tenants in and chisel down the principal you should be able to make some money.I too have thought out of state but not sure the expense of locating and negotiating from here would justify the increase in revenue.

That could mean it is time to slow down and reposition yourself to be more financially stable.

And of course we know the eventual outcome ..As it relates to 95% of BP investors they are looking for that sweet little SFR that they can buy and hold and rent out and have stable cash flow good tenants etc..

I agree, for the most part...but I will say that part (a BIG part) of the problem is that credit chases you around for longer than the market stays stable.  

Is it like a rental property where it is best to be there in person for the initial acquisition and turn around, then once stable it can be maintained from a distance?

I too like both, but if I had my choice of only one I'm taking the CF everyday, all day, because Equity, when accessed, has a shelf life, if not accessed, it's just a trophy...and not much use to me.Joe VilleneuveREcapSystemA2REIC

Strong stable income, good rental history and clean criminal background is all I'm interested in.