Christie, the price is really only a consideration if you plan to sell at a point in time, let's say less 5-8 years from now.

Yes, the appreciation of the value of the property is nice and when we have inflation that happens faster as real estate prices increase with inflation.

To wait for prices to decline would mean to wait for demand to decline. Since 2008 we have never build enough to even balance the general population growth and COVID19 is driving people out of densely populated apartment settings into more residential, single family properties, so I don't think demand will decline any time soon.

The most important point is not the price but the performance. It does not really matter what the price is if you can find good quality properties in nice, economically stable neighborhoods that pay you about 1% of the purchase price in rent.

We find houses for $90k-150K and people pay $900-$1500/month in rent gladly. That's what counts. The tenants pay off your mortgage, you have income each month. Over time the property is paid off and if you are lucky it also increases in value.

To get your hands on that equity, you would not sell the property, you just refinance and take the additional money to buy more properties. I am happy to help you if you like. Just let me know.