If you are solely judging your investment on the cash flow then yes, it's a bad time to purchase but you could be missing out on good  properties as there are plenty of distressed opportunities out there.

What I mean by that is keeping an eye out for distressed properties or deals you all can buy without feeling the need to dive into another avenue to fund.

The easiest way to explain it for many is we are similar to home flippers - with the difference being in lieu of fixing up a property that is in distress and selling it, you do this with the borrower.

typically a BRRRR property is so distressed that it's not possible to purchase with conventional financing - so the usual options are actual cash from your own checking account (if you have it), or private money or hard money. 

I advanced 50k to pay back taxes.. 2. like most contracts for distressed property it was all cash at close.3. on the closing date I moved in all the cash to buy it  6 figures 4.

But if you are looking at a core deal that is being acquired direct from lender in a distressed sale, I would not agree that an expanded cap rate is a must.  

A common source of Subject To deals is people in distress (foreclosure) who have a pending sale date.

Don't sell it distressed because you'll take a bigger haircut.

I think you are in a great position with your cash and I am starting to see more distressed sellers in my market.

I'm confused if I should fix distressed properties and sell it.