In the last crash HELOC rates rose above yields for many so called, home rich "investors." 

Which is great if your on the correct path, however, if your wheels then are not pointed in the right direction you can crash and burn quicker too.

Don't expect crazy appreciation, but you also shouldn't see the markets crash if the economy turns. 

Now this area has pretty much caught up to pre-2008 crash levels, and prices like those 2015 houses are largely a distant memory (I just bought a duplex in St.

I have said before that waiting for another crash is a fools game.

I know someone who paid 400k in 2006 for a house in Central Point, after the housing crash it bottomed out in 2013 at 257k. 

But luckily was able to crash this morning pretty good an am feeling better.

I had been looking during the crash but didn’t pull the trigger.

Or their Experience was from 2005-2006 before the market crash ?

The days of just using the MLS and getting a realtor to find value in most markets are long gone.You need a distressed owner or a good wholesaler or a different market.I remember the frenzy of 07' being like you decribed... right before nobody could sell anything for years and values crashed.