We are still 4-6 years out from a crash and that the next crash will be a garden variety, unless something changes (major inflation, Middle east, etc). 

There's a wide variety of pricing.

There's a huge variety of towns, home styles and prices.

Definitely NOT wanting to complicate things, yet at the same time we can exit in a variety of ways as long as our initial valuation of the portfolio was correctly executed from day 1.

As much of the 3-5% 40 year fixed stuff you can get, you take, historically.So, think of it this way, if each one of you can separately navigate purchasing using the above financing, you can collectively own 16-20 instead of being limited to Once past that point, you typically see commercial lending kick in, which tends to be more of the variety where balloon payments are more common, interest rates reset to market rates, things of that nature. 

There could be motivated investors who want to sell for a variety of reasons.

Do a days on market for a variety of things such as bdrms, sq.ft...I was in an area with a rehab that was a big family (everyone seemed to have 2-4 kids).

Interesting variety of replies.

Cash buyers are everywhere, if you know where to look....Here are some strategies that I use to build my list- Attend Real Estate Auctions: Many real estate investors still flock to a variety of types of property auctions in search of deals.

He prefers to stock the glue down variety.