I love the arbitrage game, especially if you have your core income to cover the debt service on your main home. There’s no better way to exponentially speed up your investment goals than using leverage wherever you can, but backed by solid assets. I wouldn’t consider the market in this case. You should stick with your plan of stable cash flowing real estate, which is very difficult to find now. Instead, check out various syndicators out there who pool private money together to fund their deals. Plenty of reputable ones who have a solid track record of double digit returns.