Both during bull markets like 2014-2020 and during busts like 2009-2012 and 2022-present.

@Jessica CooperInvesting in Texas real estate presents a lucrative opportunity, but requires careful evaluation of market dynamics, property taxes, and insurance costs.

FREEDOM and Liberty is achieved via DE-centralization!

Does the landlord have to be present in court to testify?

Quote from @Jay Hinrichs: But like I said its only a handful of folks I would trust to be my clients for this type of activity far more risky than vanilla lending.Why do you believe the risks are higher in the scenario I outlined where clear title is guaranteed at closing but not weeks in advance to present to an underwriter? 

If they're funding a deal on it's entirety that I'm presenting to them I'm asking for 10-20% net profit and I'm managing it for 18-24mos then doing a cash out refi to repay the investment plus and switching equity stakes...for smaller buy and holds like multiple single family rentals.  

The local agent that was present at the beginning of the project had gone completely silent.

That's where I would focus, not on BK or short-sale, those are X-Y-Z level plans and I'd focus on D-E-F first BUT.....

Are there any seasoned RE agents/ REI that have experience with the Philadelphia/ DE markets.

I'm a wholesaler located in delaware, I'm trying to network with investors, agents in the surrounding areas.