Wait 24 hours.Then realize SEC lawyer will require most of your profit and 10 investors will be similar to herding cats.Finally Jump in and do it yourself.

Here in Oregon if you have a nice ranch with good herd of Elk you can get 10 to 15k per elk tag.. but usually only get about 3 to 4 tags a year...

@Nick Noon  in certain asset class's those are true statements.but not all real estate is like that.. there are many many different ways to skin the RE cat.some of the most profitable 99% of the folks reading this won't have a clue about.your talking about what the herd does. 

I tried the others around town and felt like a sheep being herded by wolves, but others have found value in them.Good luck to you and keep everyone posted on your successes and lessons learned. :)

Classic herd mentality.Last point, not to be rude but I couldn't disagree more with your final point.

This year I know I must replace 2 roofs for sure and likely a third, so I will not be accumulating any cash and so I may go slow on increasing the herd unless I get another owner finance.   

Smart investors buy as much as they can in the down market to limit risk.Once the news channels pick up everything is doing good with the economy the herd mentality will drive up pricing to levels that does not justify purchasing at those numbers.

we are going on over 30 new builds there and 10 rehab to retail sales.. got in before the herd got established and so on..

Also sometimes the hot liquid was used for radiant heat.

You have to be one step ahead of the herd.