That's reality.Which I'd say why that association of private lenders chose the term, to soften public perception.Hard money lender really isn't a proper term, some state law may use the term to describe who might be regulated or define a lending practice but it's not in federal law that I know of, private lender is.The issue of an individual who wants to be in the business using "Private Lender" is obvious, they don't want any negative connation, if any, related to Hard Money Lender and they don't want to just say Mortgage Lender as that can bring regulators snooping at the door since they are regulated.

Buying up large volumes of property, riding the price cycle upwards, then selling near the top (potentially creating that top) is a pump-and-dump, and that will leave many investors holding the bag after prices the market softens.

Of course a sustained period of home price gains may soften this attitude.

Rents have softened even out here as some people flee the city, but people are still renting out places, so vacancy might be higher than usual but still not a major issue if you price correctly. 

I have concerns with COVID as I believe the commercial market will soften.

Inflation has softened considerably during the pandemic and poses no threat to our economy for the time being.

I would have to wait for prices to return to refi it (and credit markets to soften), but my DTI with rental income (0% - 7%) should allow me to get into another deal here in Denver at depressed prices (at 20% down).

At the very least I want to be prepared for when the market softens once the foreclosures and short sales start again. 

The ones I can think of that I won't be covering  - Kitchen/cooking (tinfoil, parchment, saran wrap, baggies), shampoo/conditioner, Food (coffee, tea, sugar, salt/pepper, spices), dryer sheets/fabric softener, general cleaner (like a Lysol spray), Kleenex.Any differences for you between what you do cover/what you don't? 

And condo rentals may be softening in some spots.