Why are you so appalled - this is the cycle right??

Sure there could be some really bad news which is unforeseen that causes declines, but I don't think we are seeing a bubble nor do I think we are really close to a cycle peak...yet.I guess what I am trying to say is...its not as good a time as it was a few years ago, but I expect its a better time to buy now than a couple years from now.There are some lake view properties that are pushing new lows, that is what I am interested in right now.  

Construction cycle peaks  vs.

It is a fact the market cycles and it is a fact we are deep into an upswing.

I even gave her the reasons - company address on your W-2s is a residential building, company phone number on your boss's e-mail isn't a published land line, company website on your bosses, e-mail didn't exist when she sent me the message then miraculously appeared at midnight after I questioned it but the graphics on the page were for a completely different industry and not a single link on the page worked, boss referred to you as an employee yet there were no taxes taken out of your check, not a single employee in the company can be found in Linked-In or Facebook, and google can't find any evidence of the company in the state you said it is headquartered.  

What's happened is that so much of the product has been traded in this cycle that investors are now into their holding periods and are not trading what they own yet.  

Have had to send multiple quit notices and been on the brink of going down the summary ejectment route before payment finally came in at the 11th hour, so just trying to get ahead of this before the cycle inevitably repeats.While the process itself looks pretty straightforward, since I'm out of state I reached out to a local landlord-tenant attorney for assistance, but he told me that I would have to physically be present at court in the event that the tenant showed up and contested since the attorney  "would not have personal knowledge of those facts, and an affidavit from [me] would not be sufficient".

I invest in both types, and feel neither is 100% superior to the other and both have their pros and cons ( and that a diversified portfolio should have both).Also the current rates of return vary through different stages of the real estate and business cycle (and don't stay constant).So you want to get a 10% return.

I'm wary of that because as of now, the lease cycle ends in July and it's a lot easier to rent in the summer should he move out.

Hoping the reno added equity and I have at least 20%, I would cash out refi to pay off the rehab costs and use the remaining funds for an investment property going into the brrrr cycle.