I don't exactly follow what you mean by "where we are in the cycle," but assuming you mean that RE is at or near it's peak in value, that would not influence my decision, especially if I could pay it off within a couple years with my W2 income.

I get all kinds of ridiculous prices, that honestly some of those quotes have pushed me into DIY and in part, “I am grateful to them for that” because I have since learned a lot, but I do wish that at times, contractors would look past gender and even race before spitting out ridiculous prices.Secondly:Lack of follow-up.Not sure if it is just Denver, or if others are experiencing the same problem.Met with a contractor for come work needed on a property that I am purchasing.Seller will finance some of the repairs.Need contractor to provide a written quote.Bad enough we are having some language issues as he speaks Spanish, I don’t so communication is via google translate (oh boy).He came highly recommended, so I am trying to hang in there, but only for so long.Still waiting on him to send me the written quote.Sent out a reminder this evening asking him to provide by tomorrow or at least let me know if I should move on to find someone else.I really cannot understand what is happening with contractors in the Denver Metro Area.Perhaps they just have way too much business that if your project appears too small, then they will relax on responses?

You can tell no one comes to check the mail or anything because there's never any trash on trash day and the yard is always overgrown in the months following the winter season. 

Following, I'm interested in Charlotte market as well.

Then follow up with them via email or call for a few follow-on details.

@Craig CurelopMy dad consider the foam insulation on his Duplex, but after hearing from other landlords that tried this method and didn't work he decided not to follow thru.

My recommendation would also be to get the highest liability coverage available on your landlord policy and then to follow that up with an appropriately sized umbrella policy considering all your assets, future wages and growth of both.

□Have you considered “key person” life insurance for you and your co-investor to fund the purchase of the other’s interest in a buy-out following the death of the one of you and avoid a possible forced sale?

Quick update....the police contacted us as a follow up to the tenants attempt to file a report. 

I’m thinking about opening them up for whoever’s interested to follow through from start to finish.