Oregon supposedly not being a good place to invest and market cycle timing.

I also actually agree that we are likely closer to the top than the bottom for this cycle, which means that it will be harder to find a deal as mentioned above ... doesn't mean you stop looking, but it does mean it will be difficult and I would not recommend laxing on these investment standards just to get into your 1st place.

Inventory is low yes but inventory is low all across the USA for the most part due to the current real estate cycle we are in.

Are we completely off and it is just an energy cycle now? 

What it does tell me is that our dollar has lost a lot of its value over the years, yet we continue to pass budgets that continue our debt cycle. 

Anyone heard of 18 years cycle ?

As we are pretty far along in this market cycle, I am searching for deals in markets that will hold up well in the way of year-round rental demand, even in the event that the market cools off significantly.

Her tenants are all on a month-to-month cycle, which she said is normal in the area because with the area being low income, sometimes you get a bad tenant that you want to be able to evict them fast.

I am looking at a 6 month build cycle, I should be fine.     

There are deals available at any time in a market cycle, you just need to know where to look.