If they stay at these levels, fall more, or even rise somewhat (a 50% increase at this point still puts us well below where they were six months ago) areas that have a big oil component of their economy will see impact. 

I understand cash/capital, credit, knowledge, and reputation are the major components to be successful in this business.  

BUT, the über high enders are still a critical component.

While Universal Life Insurance has a savings component in it, keep in mind that the premiums that you are paying going to cover: first - cost of life insurance, second - commissions of the agent who sold you the policy, and lastly the third - money that is left over going into some kind of savings or investment account. 

On most of my properties I calculated this out to over  $110 per month based on average component failure rates and the replacement costs.On most of my properties I am budgeting 20% gross rent for combined Expense and CapEx.  

This includes inspections, environmental Phase 1 (possibly Phase 2), attorney fees, bank fees, etc.

Three words: Environmentally Critical Area.

A deal has lots of components and a DD fee is one of them.

Heat breaks down building components. 

I am not wanting to raise that one this year but would like raise the other side due to inflationary components..