@Anna Davis - I agree with Stuart that most properties at Auction need some level of work, especially for a retail/consumer buyer.

Cash flowing at 5% down was possible about 3 years ago—but that ship may have since sailed.Now, you’re left with two options: you can either pony up more cash per deal, or you can potentially look out of state for markets with more favorable rent-to-price ratios.Or…you can wait for rates to decline, but I don’t know how much a 100 or 150 basis point rate cut in the next year will really move the needle.That said, some firms (usually new construction companies, turnkey providers, etc.) will enter into forward commitments with lenders at institutional rates and then pass cost interest rate savings onto end buyers to entice them to purchase a property.

Policy will not impact the market for a while, even a $25k first-time home buyer credit will need some time to work through the system.

@Robert WestenbergerIf I were in your shoes, I would focus on multi-family homes, single-family homes with ADUs, or live-in flips, and explore financing options like FHA loans, conventional loans, or first-time buyer programs.

They were snapped up quickly by primary home buyers, I would guess. 

The market is moving, people want to own real estate, and buyers are out there.It all comes down to marketing and pricing.If your product isn’t moving, it’s time to reassess: 1) Are you getting as many eyes as possible on your product?

Understanding not just the comps, but also who your buyers are and what they value—like ranches over split levels for retirees—is such a game-changer.

This put us in a significant disadvantage on selling, buyer has to have 20% down and buyer needs to use a Non QM lender too instead of a standard back or broker...

For fix and flips, the best finishes depend on the neighborhood, target buyer, and your budget.

Plus knowing what our re-default rate and our buyback rate is, we know that we owe note buyers less and less on their notes as time goes by.