Dallas had a major boom a couple years ago and now the prices there are higher than they were before the crash.

When I sold it eight years later (three years after the housing crash) I had turned my $14,000 downpayment into $85,000 profit.If you analyze something today and it has a negative cashflow, it can still be a winner if you just hold on.

In 2011 during the depths of the crash, broke, and basically scrapping by bartending, I met a couple guys.  

Then the market crashed and values dropped 50% or more - basically back to the 2003 level. 

I agree with that, in addition to making the market, (for whatever reason) the bulk of the population in some areas seem to have very little value for a decent well kept up house.Letting their neighborhoods (and the interiors of the houses) fall into complete disrepair.When investors go in they tend to bring the houses up to a minimum living standard for a poor person, and also up to some some pretty nice features, LVP, new cabinets, fresh carpet, etc...Guy's like James Wise and the 60 people who rely on him for their payroll every week make their daily bread from these investors.To me he seems honest and straight forward, I cannot see why anyone would put him or his company down.Plus he can take some pretty unpleasant things and make videos about them that are informative and entertaining, and in some of the areas where packing a "shootin' iron" seems like a good thing to do.Just my 2 cents.

This approach resulted inOver 470 properties deliveredAverage tenancy of over five years.Five evictions in the last 15 years (over 1,000 tenants).2008 crash - Zero decline in rent and zero vacancies.COVID - Almost no impactEviction moratorium - Almost no impact2013 through 2021 appreciation averaged >15% and rent growth averaged >8%.

People that over-leverage are more likel to crash and burn.Hustle.

These Sub2 constructs are the literal house of cards waiting to come crashing down around many people's heads.  

I've been pondering the 2008 crash lately and wondering about my position.

I have been there done that on the cash out refi program.. this is what led the nation into the abyss with to many borrower with zero cash into the properties when values crashed investors walked.I just love all the mid west talk of hey your getting instant equity   ARV is  X but you only paid Y and out of the Y the promoter made a nice profit on top of the actual all in costs.