For there to be true liquidity, a seller needs to wait until a buyer comes along.

prices are high, interest rates are high, there is tremendous demand for inventory by both retail / primary buyers and investors, good contractors are booked up, some materials are still expensive. ' can't we just be honest that (1) if you are in a strong financial position, then yes, RE is still a good investment and ALSO  (2) it's way more difficult than it was in 2016? 

When the biggest buyer in the market is gone, supply balloons and rates have to go up to bring in buyers.

An assignment is part of the wholesaling strategy.You get a property under contract below market value, let's say property ARV= 400K.You get it under contract for $150KKYou ASSIGN that contract to a cash buyer for $250K.Your assignment fee would be (roughly) $100KThe assignment is part of the wholesaling strategy.1.

There was this rat race of sellers and crazy bid wars among buyers that gobbled up whatever could be sold and bought on the market.

Looking to buy a few 4-plexes in the next 1-2 years. I would likely be using my FHA for the first and have my girlfriend use her FHA for the second. Open to properties that need some work but not a full rebuild to be ...

FHA ; first time home buyer w 3 % down; sellers offered sellers assistance; How did you add value to the deal?

With your income, you'll have ample options, especially as a first-time buyer.

Some are basically renting out bed space and require tenants to sign an agreement to stay clean, and be tested upon request, with failing the test potentially leading to immediate eviction.

@Jeremy Hartwig, I know this is a slightly glib answer, but property is worth what a willing buyer and willing seller can agree on.You can use cap rates, but admittedly those can be useless too, for similar reasons that Kevin outlined.