We don't get massive appreciation cycles normally here.

Great idea.Best is if you can find someone who wants the deal but will let you watch and otherwise participate through the full cycle.

So, it's kind of neither here nor there...Paying valuations consistent with actual T12 doesn't work in the current cycle.

The generational cycle of low income would keep the 2nd and 3rd generation in those neighborhoods (Most people who were born into low income are likely to stay in that socioeconomic class) therefore, you have higher rental demand there.

Things go in cycles.

. #1 food producer. 75% of all food consumed passed thru my warehouse at at least 1 stage, be it raw in form of flour or grain, or mid cycle like the granola batch's or the sugar.

Depends on the type of tenant base you rent to and how long you will be holding the property.If you have multiple levels of a house the main area will get much more wear and tear then upstairs bedrooms for the most part.Many tenants drop and go when they come in and out the door on the main level.Wood laminate can get tore up with dogs just as easy as laminate.Real wood you can sand down and refinish a couple of time before replacing but it almost costs more.I am going through this on some units I am rehabbing.I can get kitchen,dining,and hall 500 sq ft with parts and labor installed for 350 vinyl or 500 dollars for tile.The carpet guy told me vinyl gets tore up every 2 to 3 years and it can be hard to fix torn areas or match it up.The tile will cost 150 more on installation but will last probably the life cycle of the time I own it and if one breaks it is easy to fix.So I am all for tile.

Now is a good time to invest and put renters in those properties and ride it out because you know we go thru these cycles.

   - Given we are at the end of the cycle, cap rates on multifamily especially are very compressed.   

Also, what works in one market cycle will not work in another.