If you really want the property and don't mind a small gamble put down an amount of earnest money that you will not be upset to lose and that if you were in the seller's shoes would make you feel OK about taking the property off the market for 60 days and make it non-refundable to be conveyed to Seller upon offer acceptance. 

I had a few appraisals come back from Akron/Clv markets and had the appraiser comment that it is a "down market".If you are targeting the 50k purchases with the 20k rehab and then hopping to refi out afterward you are taking a gamble because if you do not get the 100k value after the rehab you can get stuck in the project or be forced to take a mortgage with a terrible rate.Keep your purchases 80k and up and try to make sure your project costs are over 100k on everything so you can be pretty confident that you'll get the 100k value afterward.

However, it’s a gamble.

There is so much here at BP, you can immerse yourself for ages.

While immersing yourself in various aspects of the field may enhance your understanding, a developer doesn't need to embody all the roles he/she hires.

Hello everyone,   Having recently moved here from Memphis, TN, I've been immersing myself in understanding the local market dynamics and am eager to connect with all of you.I'm particularly interested in discussing is the varying levels of rehab quality we see across different neighborhoods.

Tenants are a gamble and so is court but you have a 5 year tenant that paid during covid when courts were closed so I’d give that some credit.  

My pleasure mate,You can learn the market by immersing yourself in it and by networking/connecting with locals that live and breath it.Nothing worth it is ever easy.Keep the dream alive mate

I have probably spent over a solid year just immersing myself in any course that I could find about negotiating, and to tell you the truth, those negotiating courses that I listened to probably helped me make money in this business than any thing else. ( Jack Napier i believe his name  is a good negotiation guru)      I feel that even today listening to Ron Legrand will do anyone looking for knowledge some good....

You have got to be net negative overall on your real estate syndication investments --- are you continuing to gamble with your money in this market?