Long term play, what some are calling BEAF: Break Even, Appreciation Focus.

Thus it becomes a "location" question, is yours visible and accessible.These National companies are playing the Average of numbers game. 

It's a long-term appreciation play usually.

Do market conditions, taxes, or potential rental income play a big role for you?

The eviction process in DE has become so tough and time intensive to do that we use an attorney as needed.

I am not trying to be rude, but if you find a partner that has good deal flow, good access to capital and experience, what role do you play?

With less demand, sellers may be more motivated to offload properties, especially those facing higher holding costs due to rising interest rates.Also, the election season plays a major role with what's going on. 

If the person wants to play stupid games: two years.

@Jon Rosburg, I'm an agent for the STS, and it's true, we do have a lot of clients assigned to us individually, but not all of them are looking in each market at the same level or with the same focus/intensity. 

Play the 'friend in common' card if possible.Regarding seller financing, I don't see this being a viable option since they are in default on their current loan.If funding could be an issue for you, take a step back and work on that first.