The simple answer is that you show them you've thoroughly vetted the property and the deal, and that your findings, repair estimates, comps, etc are rock-solid. 

@Dylan Whittenburg that is definitely my plan B and I have been told by friends they make more as well.

@Jay Hinrichs Could you be anymore of a ROCK STAR!!

Obviously there wont be properties and areas that look like a war torn country but you will know an E when you see it.We focus on B and C properties in B areas, so we are looking for properties that need work to bring them up to standard of the surrounding area.

Went through the LLC battle in my head several hundred times, and ultimately landed on an umbrella insurance policy as the band aid to hold over my liability anxiety.  

@Frank GeigerYea, there were also a lot of smaller things like the wood around every single window was completely rotten... and some stuff that is workable but a bit concerning like the main beam holding up half the house was built on two rocks just inches from the dirt in the crawl space... hasn’t been destroyed by termites yet, but looked like a set up for a disaster!

There are deals out here, but the days of throwing a rock at a house, buying it with no money down and making it cashflow are over...

It is impossible to imagine property values could go lower in what is a top contender for the worst borough in Allegheny County, where property can be had at absolute rock bottom pricing per square foot.

@Rahul HandaI just keep rocking and rolling.

This migration is causing compression throughout secondary and tertiary markets as well, which is driving smaller investors out of the game.As I see it, we still have a solid 2 or 3 years before we see any significant corrections in B- and C class assets.