They are properties circulated to long lists of unsophisticated buyers and if you are the highest offer you’ve likely outbid a bunch of prospective buyers who underestimated their improvement costs or overestimated their ARV while most likely  proceeding without the ability to perform normal transaction diligence.

I think the current rates are more normal. 

As the options come in you or someone needs to analyze their potential, do a drive by, get in to see it, and then someone would need to estimate the rehab - a quick way to do this yourself is ask three different GCs what their price per square foot is on a full gut and average them out and use that price per square foot for your rehab estimates.But let's say you get a funnel started and even analyzers to pick out the gems among the muck, now you need your contractor to come in and give you his estimate and then you need your financing lined up and get your term sheet based on your offer, the rehab, and what you think the ARV will be. 

She was in a similar situation where she was living rent free with her mom but was eager to get her foot in the door.

It bridges to my phone and all I get on my real phone is the sellers real phhone number so you are flat footed talking.  

These are normally the same investors who are preparing 12 tab excel spread sheets for their $100k BRRRR single family’s…..yeah they’re over compensating. 

The irony...the party of tolerance being intolerant. insurance is always a bouncing ball.. my insurance in Lake Oswego and we have no fire risk other than normal No weather risk  just risk of winter gloom and depression. 

You must not know anything about the on-market business or you would understand that it is normal because most real estate agents don't do anything.Not that this matters, but my team was on the RealTrends Top Teams in the Country list 2021, 2022, and 2023.

I am at a point in life I like the lazy river investing strategy not the rollercoaster ride.Love that lazy river analogy, maturation in your investment career allows you to take the foot off the gas and coast a little more than the early stages.Is your debt fund a 506c?

- Is it normal for the seller to specify the buyer's agent commission?