If you are an appreciation investor with an appetite for nice suburbs it will take 20+ years.

Start off by asking them questions of what they currently get in returns, what their risk appetite is, etc.

That is, what is my appetite for cash flow vs appreciation.

With limited buildable land, high appetite for real estate from the locals and foreigners, and many new millionaires from start-up companies, appreciation is almost a guaranteed.

We have a healthy appetite for risk in terms of taking on projects that maybe others wouldn't, but the equity needs to be there to mitigate this kind of risk. 

they can talk to the listing agent and see if there is appetite for an offer below asking before you even write it.

That depends on your risk appetite, I would suggest yes because that will magnify your returns.

As far as who's funds to use, that's completely dependant on your financial situation, risk appetite, and contacts.

Must have an appetite for risk and it is very much so a relationship business so if you would rather be in a cubicle looking at spreadsheets all day that is also a consideration. 

The higher interest rates along high property tax rate will have some impact on suppressing continued price increases just due to lack of affordability of the monthly PITI payment.The question is really are you buying for cash flow or appreciation?