Good properties are still going fast but the properties priced at the peaks are getting adjusted, so it will be interesting to watch if prices continue going up.

I would also start peaking on Zillow to get an idea on prices. 

  (30k+ on peak tourism months)Both properties have very little overhead, and since they were able to be bought in cash (<150k/ea) the taxes and general operating expenses are low comparatively.I have been in the boutique development space now for around 10 years, and feel comfortable enough at this point with my positioning that I've begun working on plans to do a larger development project. 

We have been discussing selling the house at the 2-year mark because we believe we are at the peak of the market and its beginning to cool off.

You would have done significantly better (unless this was locked at the mid/late June rate peak).That's generally sound advice, but if you don't have time/inclination to shop it around, it's especially good advice. 

Now that I control the equity, I am trying to decide do I sell them at this peak price time and hold till the next big drop?

For investors who estimated ARV at the time of market peak, they are running the risk of having a lower ARV than their estimate when it comes to refinance months down the road.

Home Demand IndexCompared with the springtime peak in April, the Index was 13 percent lower with most of the decrease occurring in July.

Purchase price: $270,000 Cash invested: $62,000 Sale price: $380,000 I Purchased this property at the peak of the market where everything was over priced and houses were moving fast , by the time I got done rehabbing this property buyers were watching the fed and interest rates so this flip was sitting for 2 plus months until I found a buyer.

Do you have a dynamite GC on speed dial?