It also sounds like it's possible that I managed to own rental properties across the country from one another both in down markets while everything else is at a peak.  

This article demonstrates that the rate at which homes are being foreclosed on is steadily decreasing ever since the recession hit its peak and fewer families are having to face this type of housing crisis.Key Takeaways: Foreclosure starts have increased for the second consecutive month, though are still below prior year numbers New Jersey and Illinois each have multiple metro areas with the highest foreclosure rates Several metro areas still have foreclosure rates above pre-recession levels."

@Adam SimpsonIf you're going to get into foreclosures, you need to get up to speed on the environment.

They bought for appreciation, believe Sacramento maybe have peaked and want to 1031 to a new market.2.)

Precise control and speed. 

Is it a good time to invest or am I getting in at the peak of the cycle?

The lease says PARKINGWhen entering or leaving the parking areas, you are required to operate yourvehicle at a speed not to exceed five miles per hour.

Is it a good time to invest or am I getting in at the peak of the cycle?

I've looked into different ways to get around the 2 year wait period but wanted to see if anyone has tried any angles to speeding up this process.I'd love to own the company so that I have control over my brand and practices.

This is not my area of expertise but one thing to consider is many balloon payments are coming due on commercial loans made at the 2007 peak of many markets.