I had no clue what I wanted to do until well after I hung up my cleats, talk about being caught up in the moment.

And listing agents had no clue many times what the timber was worth and it was not up to us to educate them.. that has changed now. 

I am too busy to hear about the latest unit that got broken into and stripped.. or the latest drama of tenant who cant or wont pay either their total rent or their portion of the rent after the section 8 payment. and then the constant turn over and cost associated with turnover.. the Investors buying these are not C and D class folks like the tenants that are going to occupy their props so they really have very little clue about how those folks live their life and on the razor sharp edge they are financially.

So they put crap like that in the presentation to make it sound better, or they don't have a clue. 

These are clues that the area is Class C or gentrifying area, which can either go well or terribly wrong for you as an investor. 

You can search for gift on this forum and   that will give clues

@Greg Moore honestly I haven't a clue what Bitcoin is.

It is very simple.IF and IF the GP uses 30 year financing (just assume this product exist), even with variable rate every 10 year, then this problem never exist.( The very beautiful thing about 30Y fixed rate for residential guaranteed by gov. is that the equity owner is forever in good shape financially ) ...So imo CRE is not speculative, but most investor has no clue to measure and understand the impact of interest rate, cap rate and short term / long term financing and fixed/variable debt.From an academic perspective, I agree with you...CRE should not be speculative but as @Brian Burke pointed out, for conservative operators, there were NO opportunities during this time period because all of the speculative operators bid up the prices to insane levels and they relied on rubes like me to fund this speculative bubble.

If you see a listing that might have some selling clues in the description (i.e. needs work, owner moving, divorce, etc) or one thats had a recent price drop or a deal thats fallen through, don't be afraid to put in an offer of say 150k on a 200k house.

., but most sellers have no clue how to manage being a lender.