Now it used to be if you got a job with the government and could count on a fat pension then life could be good and with a few rentals excellent.

Had 1) an assignment or 2) an entity acquisition been possible rather than a (fat) double-close, this would now be the end buyer's problem. 

If you've got a fat stack of cash to work with, you can make all-cash offers on "as-is" properties with a fast closing, no contingencies, and get properties for 75% of market value that way.

HELOC funds can make it a cash purchase, or those HELOC funds can be a big fat 25% down payment paired with a traditional mortgage for 75%.

That's what happens when you read BP from their ODC hero era, when any fat ****ing retarded monkey could cash flow a property unfortunately.

They spend 11 minutes listening to conversations about text messages, "he said", "The place looked worse when I moved in", "My dog didn't mean to chew up the molding", "The neighbor called me fat", "That carpet was nasty", "My mom was sick so I couldn't pay because her dog needed attention", "He said the grass was soft".

Always full, fat, and happy in this market.Other with rents continuing to increase, but with 10% vacancy rate.

Unfortunately it was all a big fat lie..

I too am mostly interested in only my local market for rehab flip opportunities and they have to be fat spreads with exit values above $300k.

"Pigs get fat, hogs get the knife first" in the market place.