Most markets have just now recovered to pre 2008 pricing which puts them more or less in line with where we would expect them to be based on historical averages.

If the average rent in a typical B class neighborhood is $900 and everything in a particular area is renting for $700 then that will tell you something.

Even the average landlord if they had 20 units maybe they offer 1 to a nurse on the front lines.. ???  

Download as many properties as you can to Excel, I started with 13,000.

Isaac,Perhaps your investing criteria is too much and will not fit your market. maybe you are looking for a certain return on your investment that the area historically does not produce, maybe the average return is 8% vs a 10% return that you may be looking for, I am not saying you should switch your investment tactic, but just try to look into what the area is like by possibly talking to other investors in the area you may know.

That would make it a year long recession which is at or above average since like 1850 in our economic cycles.

If I buy a long-term rental property and the cash flow i am receiving is average wouldn't it take a lot of time for me to earn enough to buy another rental property?

Yes there is more risk and a longer timeline from the start of the deal to exit but you should also be making significantly more than the average fix and flip for the effort to be worthwhile.

At least until they have a multi year relationship.To figure out cash flow do Gross rents - 30% (vacancy, maint, and capex) - PITI (principal, interest, taxes, and insurance) = long term average cash flow.

I'm curious as to whether investors are viewing the early 401k withdrawal as an opportunity to gain access to pre tax dollars, pay tax on them now at a lower rate and move them out of the market and into real estate.About a year ago we each moved half of our 401k into stable value waiting for an opportunity to buy back into the SP500 as our FA advised us the market was far above the historical average and was due for correction.