Obviously, rates are trending downward, and I'm not trying to game the situation.  

@Grant GreeneWhat’s your end game here Grant?

I don't believe it's happened here (yet), but I've read in various places that evictions may be halted during this time, so I'd rather get a game-plan in place on how how to work with our tenants during this crazy time. 

It doesn't sound like you are going to have any "skin" in the game, so basically you are a General Contractor?

This is not a game of trying to figure out how to make a dollar today or where opportunity lies tomorrow.

The biggest mistake I made during the last down turn was not noticing the game had changed.

Surely you didn't train hard for years just to ride the bench for the Big Game!

If you play the game of holding on to your money and waiting for the "perfect" moment, it may pass you by.

This is a relationship business more than it is a numbers game.

Something along the lines of balancing the ying and yang of investing for cash flow and appreciation is probably ideal.There are 25 places that have home appreciation and negative cash flow while still having a CRET that beats inflation.