Things go south after that for a few years and then as always, it bounces back.Great break down of the market phases and shifting strategy to fit so you can stay active, safe, and profitable throughout the cycle.

If I had a real estate license I could immediately shift gears into listing mode and get a listing contract and work to find a buyer for their property which I could not do as just an investor.

Financing the deal - I have always used private money for our investing AND as aggressive as hard money and portfolio lenders are nowadays to earn investors' business; I am starting to shift to a combination of both depending on the situation.  

As a result, we feel we have an additional layer of protection from a shift in the market given the demand for the areas we are investing and the current under priced micro-market. 

And you have reached out to this wonderful society of giving REI.  

This got to be too much and I wanted to shift to doing more deals.

Consider this: workers in our society pay the most taxes and do not have the ability to invest in high potential return private investments. 

I work 12 hr shifts.

I've read many of the bigger name books before when I wanted to originally get into REI and since finding bigger pockets have been on a audio tear every night at work, I work third shift so instead of music is podcast and audio books all night.But now what??

Though you have the advantage of being in the DFW area already while I will be investing from NYC until I move down (hopefully in the next 2 to 3 years).I am actually interested in multifamily properties as well, but decided to shift my focus to single family houses when I wasn't able to find too many multifamily properties in the areas of Dallas I am looking at (Frisco, Richardson, Garland, Mansfield).