Sellers are still wanting "too much" as they typically think their deals should still be trading in the 4-5% cap rate range.While I won't pretend to have a crystal ball, I generally think: a) if you want to get a deal today, you are going to need to be more aggressive then you probably are comfortable with in your assumptions.  

i see a lot of pretending that capex is some kind of expense that lives in the sky and isn't associated with a specific property. 

Let’s pretend rents are $2,000 and they are paying $800. (60% below market you said.). 1) obviously they are “good tenants”.  

Pretend to be a renter and check the rents there. 

Here’s the hard truth, partnerships are never 50/50 but you always have to pretend they are.

It's amazing how many people suddenly stop pretending that the dog is a service animal once they realize that what they did is a crime.   

Inject yourself into the neighborhood and pretend you live there.

It is nonsense to pretend otherwise. 

If you can't do it, then quit pretending to want it.

So far I have just been stringing them along asking them to complete or provide documents for me (sellers property disclosure, listing agreement, survey, etc.) and then I pretend I never got them and ask for those same documents again and again and again until they get annoyed and stop replying.