Investors are sitting on their hands, and that's your green light. Fresh Redfin data shows investor home purchases fell to a six-year low last quarter, which sounds grim until you remember that scared gorillas leave bananas on the ground.

Investors now hold just 7.8% of all listings, the smallest share in five years.

Where they're bailing hardest:

Detroit: Down 35% year over year, with insurance and softening prices wrecking the math

Orlando: Down 25%, where HOA fees and insurance are the villains

Cleveland: Down 21%

Townhomes nationally: Down 13%, the worst-performing property type

Lower-priced homes: Down 10%, the lowest first-quarter level in a decade

For those of you who know sub to and Master Leasing, your competition is down. For those of you STILL waiting for a crash to occur as predicted in 2018, 2019, 2020 and so on, thank you. These are sales volume numbers, not a change in the property values.

If the only tools in your toolbox are wrenches, a 1% rule and the ACM offer formula, opportunity cost are killing yeah. While waiting for that correction to occur ( and indeed it will), that property I bought back in 2017 when the prices were "inflated" is now paid off. It is no longer worth the $98,000 sales price either. It is over $200,000 and spinning off about $900 in positive cash flow.

I am not telling anyone to go bonkers, but if you use the same dollar cost averaging you can do in the stock with real estate, inflation has indeed been your friend. I see no reason to believe inflation will suddenly get tamed.

Is it possible to have a melt up? Prices stay flat or slightly increase but not as high as inflation? Money can be made in the deal as much as it can be made on the property.

Retired last year after 28 years and I still don't know alot or even enough. What happens at "the national scene" has not really affected me in those 28 years. There are deals out there and in my experience it is a person who wants to sell for a reason.

TN, up exponentially. Still building here.

I wouldn't invest in Detroit, Orlando, Cleveland, either and townhouses are not my idea of great rental properties. It's no different than a condo. You are renting out an apartment in a building where you have no control over the other units or other tenants. You also do not have a lot of power to make your own tenants adhere to the HOA rules, and when they don't, it is the landlord who gets fined.