There's a lot of variables that go into play as far as what may be the best fit for you CRM Wise, but I agree with @Freddy Alban in that "The key factor is the follow-up capabilities, so pick one that excels in that area."

With rates rising, sellers are willing to play ball, especially if the properties have been on the market for a little while. 

Networking is plays a big role into this, so connect with other investors on social media platforms and the likes. 

I'm not sure how that plays out with a ROBS... but would investigate it.Randy

Subject-To is an extremely high-risk play for anyone not capable and/or comfortable with selling, refinancing, or repaying 100% of all Subject-To debt balances, all at once (if they have multiple). 

Like @JD Martin mentions, it could be any number of small things like a faucet turned to open.The good news is, they don't know what's wrong either so play it like it's $5k. 

Purchase price: $55,000 Cash invested: $85,000 Sale price: $280,000 I feel like luck and timing played a roll in scooping up this Garfield Park home.

Without some on the ground knowledge those really low prices in some of the neighborhoods can really play some tricks on those "out of state eyes."

It’s still up-and-coming, so there are some rough spots, but it could be a solid long-term play.

I am also a believer in not buying a property without any value add play.