I echo everybody’s sentiment.  

But this happens to coincide with research that I've read indicating that historically, in any given year, the odds of a recession are ~25% (usually due to Fed adjustments of the rate - outside of clear over grown bubbles like the dot.com or previous housing bubble)BiggerPocket just echoed your sentiment on the CA > OR movement, I'd be surprised if that slowed in the short term.As far as the big companies, overall that appears strong, but as an FYI from the hospitals perspective (for whom I work for) - there are no expansion plans that I'm aware of, and we're a long ways from any job growth due to ACA.

Also, want to echo @Andrew Steffens sentiment in the Tampa market being strong. 

A sentiment ultimately shared by the Supreme Court.

Invest well, for the long term, you'll do well.I agree with a lot of your sentiment especially about considering effort in any investment choice. 

My sentiments are echoed by many investors, and not surprising, the transaction volume has fallen for multi family.I am not using 2008-2009 as a guide for what is going to happen. 

Account Closed - Just to echo other peoples sentiments, a tenant not at your unit often but paying rent is a benefit.

That in itself, will limit your use of the property and parcel.Your numbers are absolutely on 🎯 This deal hold a lot of sentimental value but I certainly refuse to overpay!

I do agree with the sentiments from others regarding the experience factor.

Michael, I am a buy and hold, passive investor, a "landlord" I fully understand your sentiments regarding my strategy.