I specialize in PMI stuff, apparently, since I make the lists that get PMI sales reps' attention and they randomly show up to my office with PMI-company branded fidget spinners and golf balls (I don't golf...).

Wait too long and you completely miss the pendulum swing.

And the college is going to go into full swing soon, so that should be a population burst.

Living through market swings and a total collapse teaches frugality and caution. 

Fly out once a year (or more, swing by when getting another one) and check it out.I should mention, that if I'm not on site (showings, inspection, etc) then it'd be the realtor.

So to make a long answer short I don't run to the hardware store anymore, I don't swing a hammer ever.

Basically it’s a $500 per month swing.

If the seller can swing it, they might do a reverse 1031 exchange and purchase the replacement property first and then sell the relinquished property to you.

People start off with great intentions, are all in for as long as you can remain in a “learning state,” then quickly become discouraged when they take a few swings and miss.

As you mentioned this market seems to swing up and down quit a bit.