Not that there isn't money to be made there, it just seems like there are several variables to its recovery right now.Oh yeah, and welcome to the forum.

Do you really think this is going to be a mild recovery?

I revisited the idea two more times (2007 & 2010) but hit roadblocks, got discouraged, and decided to work on my college education, get a cosmetology license, open up a small makeup boutique (which is now closed) & focus on my three student athletes. 

Using your basic analysis you can plug in the cost of PMI to see how long the recovery period will be. 

The reason the Memphis market is interesting to me is that it is one of the only cities that is still listed as being in the "Recovery" phase of the CRE market cycle.

I'm a student-athlete at Liberty University in Lynchburg, VA.

For example, I am a little concerned about some aspects of the business cycle recovery and a potential for a double-dip so I lean toward the safest part of capital stack which is debt (or low-debt equity).

I have noticed from other developer friends of mine in commercial that development costs are up.2012,2013 construction companies just wanted to keep their crews working so would bid at thin margins as the recovery was just happening.

Price point: $70-100KCAP: 9.0%+Rent/Price: 1.3+Cash on Cash Return: 15%+I am really interested in Dallas and Houston because of strong macro-economic fundamentals like job and population growth, but have heard that both markets 'are farther along the recovery cycle and that means home prices have rebounded to a point where cap rates are suppressed.'  

I actually went to my first Real Estate Networking event last night, held at the Recovery Room in Westwood, NJ.