@Lane Kawaoka I recommend  @Mark Byers at Signal Rents.  

I think summary of above posts is that if you have not sold by now, you missed the top sell signal and so wait for next cycle unless you are in a bind.If you are buying know that you are buying in  the down-slope of the "V" cycle and price accordingly(i.e bargain hard).

That said... nice virtue signaling! 

If anyone wants to sell their house, not many people's first choice is a news paper ad, smoke signals, radio... they go online.

You mentioned that you are less concerned with cash flow right now, and that signals to me that you are probably better off finding the sweet spot for you with leverage.I would leverage and take on extra risk now while you are young and able to make great money, and maybe 20 years down the line, switch things up and start pushing to pay these properties off early.

I'm a long distance real estate investor and my PM company has called, texted, e-mailed, sent out smoke signals but tenants are still refusing to answer.

@Israel Mendiola You are getting some mixed signals here.

However, merely filing probate is not a signal that a surviving spouse wishes to sell, let alone a distress sale.To the contrary, look for estates with multiple, compounded issues (vacant, back taxes, foreclosure, multiple heirs or beneficiaries, etc.).

This is a trend that has been in place for a long time and just because prices of gone up and cap rates are compressed does not signal a top IMO.  

I'm not a professional and certainly could be wrong, but these are some ominous signals lmaoFor those too lazy to google What is a double top?