The problem is that the inventory is so low in all the non-city areas its really tough to find a deal.Happy to connect if you are interested. 

If you are going to be trying to find off-market deals, I think Cole is dead on about choosing an area first, however, if you are just looking on the MLS, you may have to look at all areas since right now there is such low inventory overall. 

We're in an extremely hot market and inventory is horrendously low.

If you delay the payday, you could still conceivably do a tax deferred exchange down the line, but again, that can put pressure on you in some markets that have tight inventory...this only delays the taxes, it doesn't prevent you from paying them.

I just recently liquidated my inventory as I was no longer interested in the shoe industry because I mentally grew out of it, with my current amount of money I wanted to invest in RE but I want to do it best way for my current situation.

I live in the DMV but I invest out of state and the area I invest in has a lot of old inventory.

Inventory in Tennessee is low at the moment.

My question is: Do other investors notice the lack of inventory?

Even though you'll be down one rental unit, but the other three can pay the mortgage for the 4-plex and you could be living for free or at a reduced price.If buying and living in a 4-plex in not feasible, then choosing which one to do first will be dependent on the availability of inventory for the properties you are looking for.

That follows an 11.3% rise in September from 2015.Home ownership is at the lowest level in 50 years, and interest rates are still very low at around 4%.Home inventory is low at an average 3 months, in some zip codes it's down to 1 month; 6 months is the normal average.Arguments for buy & hold!