We are getting things in order to take advantage of those opportunities when they come, while "sticking to our guns" on the deals we are looking at now by staying conservative. 

Personally as a traveler I would not want to stay in a property that is not operating within the restrictions set by the governing authority.

Being in and out of houses all day, every day give you insight on market conditions and allows you to take a pretty solid guess at ARV before you even run the numbers.We still suffer some of the regular problems though - like finding contractors who will show up on time and stay on budget.I have contacted about a half dozen paving contractors to look at a job at my home.  4 never returned the calls, two showed up and promised estimates. 

If you do not budget at least 5% for the tenant that loses their job or decides to stay and not pay, then where would you get your funds from? 

.- It was very text heavy, just pages and paragraphs of words which is really hard to stay focused on.I did the one for Texas, so maybe they vary a little, but I would choose a different program if I had to do it again!

I would stay away from the lower mainland for the next few years unless you truly find a deal (or create your own deal by writing letters to home owners and see if anyone is willing to sell at a discount). 

I've been trying to stay away from the greater Boston area because the competition is fierce and I believe it will be harder to find deals there.

Even when the market slows I think southeast wisconsin may stay hot for a while because of FoxConn

You need to stay consistent with all of your properties.

I'd like to stay in touch and hear any feedback from you as you continue to look into Equity Trust.I'll provide feedback that I have, as well.