While we all would rather be able to trust people, I've seen situations where not-so-savory tenants and real estate flippers are able to explain financial issues in their backgrounds to the landlord or investor's satisfaction - bad partnerships, spouses, roommates, things like that - just to turn around and run off owing large sums of money.

In some cases, as an experienced investor, you're kind of looking but being patient until the right place comes along which might take 6 months or so.

I kept having the exterminator come by and spray every two weeks but it just wasn't taking care of the problem (The exterminator kept promising me that the spray would take care of the problem and to just be patient, he would deflect the question every time I asked about doing a heat treatment).

I learned a lot throughout this entire process, so its hard to list everything out, but one of the strongest lessons I learned, was to be patient and although things don't go as planned, I need to continue working to come up with a counter plan, in order to get the deal done.

Should I be  patient and wait out this sellers market or should I.....?

Do I start with a single family house or be patient, save more and go for the ultimate goal which is multifamily?

.- I have met already a couple of guys from this site, and I think they are very helpful, patient and knowledgeable...Harry 

Sometimes its priced right, but you have to be patient to get the right buyer.The ARV can change too. 

Good deals aren't obviously easy to find.I'm trying to decide if I should :a) just be patient in my chosen market and wait for the right BRRRR deal even if it takes monthsb) also look for a small MFR (my #2 strategy choice) so I can start investing while waiting for the right BRRRR dealc) expand my market into a 2nd location (I'm out of state and like my initial market as it's backed by good metrics and I have family in the area which can help mitigate some of the risks of out of state investing).I'm leaning towards looking for a duplex as it won't prevent me from buying a good BRRRR.

Class C tenants, all working class but we have all market renters in our 22 unit building, no Section 8s, there are good tenants out there if youre patient.