Say you buy at a 4 cap and then blend it up to a 5.5 cap on the way to a 7 cap but nationally we have a downward economy on the cycle?

For seasoned investors, it does seem like deals will be coming more frequently, especially if you have been in a continuous direct mail cycle for six months or more.

Worse yet, your rent is not building any equity, so you are just stuck in a payment cycle.

It's a never ending cycle.

Saw two up cycles where prices climbed, flippers really made out.

Edmonton is likely at the best spot in the cycle right now.

I am new to this community and working on getting into a position to start investing soon.I have a very analytical mind, and want to compare some options/paths for when I have the funds to start investing.What are some good excel/numbers spreadsheets for going through the life cycle of a deal or business plan. 

And people who rent from you are just as likely to rent in a downturn.I have read that historically the overall real estate market goes through 16 year cycles.

Because renovation can take up to 6 months, I was expecting that you'd have an 18 month cycle to find, buy and renovate properties.

I do want to post more and be more active on here because my goal this year is to transition from Full time Realtor to full time investor, or at least shift my percentages to the investor side.I have been a buy and hold investor in Phoenix since 2012 and it's been great, but I've only seen the upside of the market cycle, which I am well aware of.