I've picked up several really good deals because a tenant operator ran the business into the ground to a point where the property owners just wanted or needed out. 

If you can make a better return by using that cash on a different deal & you're in the "growth phase" most investors wouldn't buy it down because they would prioritize acquiring more properties over maximizing cash flow now.

looking to arbitrage a deal with a home owner I know, This might help the previous question above as well. 

Quote from @Yael Doron: Hi BiggerPockets community,We’re a young couple just getting started in real estate investing, and we’re particularly interested in BRRRR deals in Queen Creek, Arizona.

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*This link comes directly from our calculators, based on information input by the member who posted.I’m considering purchasing two investment condos to help pay for my children’s college tuition in 13 to ...

I haven't actually closed a deal that far west or else I would be able to give more insight. 

We also find that most flippers are working with contractors who are not quite large enough to get deals from distributors.

Negotiated a good deal.

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

I have done a few LTR deals over the past years in Coastal NC.