I think opportunity is definitely out there and buyer negotiation may be shifting in our favor some.

The problem is they don't know how to underwrite, vet the borrower, property or project, nor understand anything about mitigating risks and shifting those risks. 

The market we are looking in is shifting.

The incentive might not be enough to do anything to really shift the market much.Other markets like Napa have just restricted the number of STRs with permits. 

In this time of market shift and unpredictable outcome of economic situations, we need to think outside the box and as what @Leo Ray mentioned, we need to add strategies to add value. 

Because I've furnished quite a few rentals, I was able to streamline the furnishing & set up process.

Many people can’t see beyond a green colored rug.3) location shifting in value—old school owners giving way to new population, ideally young professionals4) value add-can you make. 2 bed into a 3 bed.

Purchase price: $1,650,000 Cash invested: $440,000 I have been buying small multifamily 2-8 units buy and hold for the past 5 years, and I wanted to shift into mid sized multifamily to scale up faster about 3 years ago and I found myself in the most competitive market in our history.

It can become a 25%+ overall return since I have such little money in it, but of course the cashflow can shift greatly depending on expected rents of $2700-2900/mo and whether or not I manage it myself.

Forcing appreciation remains an option to drive towards positive cash flow but we prefer to find properties that are positive from day #1 . . . and with the shift in the market, they are out there but we are leaving money in the properties longer than usual.