Frustrated, irritated and just needing to vent

[James L.]

So I'm trying to do my do diligence but finding deal that makes sense in my market is feeling impossible!!!! I live in Austin Texas, and I've been seeing these properties sell for stupid numbers. I'm talking negative cash flow. I get buying for appreciation but gez .... I've looked at so called turnkey guys who are selling SFR and duplexes at full ARV even though it needs 60k to rehab has tenants with 1 year left on there leases paying rent that doesn't even cover PITI ( sure I would love to buy a 300k slumlords used up property and then have it cost me an extra $500 a month for the privilege of owning something) or the "wholesaler" offering to sell me a property at 90% ARV "only needs $25k to make rentable" oh yeah what does it need? " well it needs both kitchens, both bathrooms, flooring in both units, paint and some drywall oh and paint on the outside." Really soooooo no !!!

Any way sorry, I'm having a moment. Trying to be upbeat 

Thanks for listening. Any tips on making sense of this market other than ride it out, stock pile cash and wait for these people to fail when the market corrects?