I am playing with less than 1 % of my net worth so not much of a risk taker.If i was I should have Bought 200 to 300k worth of tesla when it was 170 and I owned Teslas LOL and love them.. but nope just watched it sky rocket..

In the housing crisis, I had accumulated some properties in south Florida that shot up like a rocket, caused me to become greedy, and eventually I got hosed on most of them.

We're looking for another out of state market because CA is a nightmare and Boise has sky rocketed recently...

It's only natural because the market took off like a rocket, and people became "rich" with equity. 

Good luck  10% sounds like a good return We used to get 3 x that, but pricing has sky rocketed , Good luck 

Its not rocket science.

There's a 6 month seasoning requirementLoan Depot and Rocket Mortgage and Better.com are notorious for making sausage out of an investment loan.Jarrell by itself may be difficult to find comps, especially rental compsAll lenders say they'll close on time. 

Another market, the prices have sky rocketed and cash flow is a lot lower.

And as you can see by start of '21' the wave hit Zimmerman shores and away appreciation went like a rocket ship.

I dont agree with this thought process never have never will.. its all situational.. or as they say in RE location location location.in markets with slow to historic negligible appreciation sure it does not take a rocket scientist to run the math that if your negative cash flow and the house is not going up its not the greatest investment your value play there is tenant is paying off the majority of the property and your getting some tax bene's if its not bare land.If we used this thought process IE the only good deals are ones that are positive cash flow day one with max leverage  80% loans then as @Russell Brazil states no one would invest in the majority of the east cost and West coast and well Denver and other select cities.. everyone would be in the Rust belt and mid west or deep south in C class properties. wealth is created for most investors with appreciation full stop.. because most investors cant buy enough property or doors to make a difference when cash flow is 200.00 a month your not going to retire on that. your going to retire on paid for nicely appreciated property.