The other big loser is the investor who thinks they will wait it out thinking there is going to be a  crash of some sort or prices will get better ( this will happen of course to some degree as some sellers panic) but its not going to be a 08 low hanging fruit event if it gets that bad DEBT will dry up and unless your a TRUE cash buyer your not going to get a loan anyway. so in my mind losers right now are Tenants and Investors who get mired in Social Media doom and Gloom as long as debt can still be gotten I I see it every week when our deals pay off and the new rents basically support a decent COC return real estate is the place to be for long term wealth. 

The more value you add to a property, the more fruitful the investment. 

Once I saw this, I stopped looking for the low hanging (and on the ground) fruit, ans started looking for ways I could make money with the fruit at the top of the tree. 

It's time to make a deal.Pick a low hanging fruit deal, low profit, quick turnaround, low exposure.Deal 1:  I would recommend you buy a SFH and fix/flip it. 

I found the easiest solution to “juice” your numbers is to cut out the guy in the middle sucking the life out of each month’s paycheck (property management).  

I'm not currently making a huge effort at this but a couple of years ago, I was able to connect with the Director of Economic Development in a smaller city nearby which was fruitful.

From what I understand and see, HUD seems to be appropriate for larger complexes, I don't feel juice would be worth squeeze for the red tape for a 24 unit apt building.

Just wanted to get the juices flowing for ideas.Thanks in advance for your brilliant minds!

If you just tell an agent "I'm looking for an investment property" your search is not going to be very fruitful.

I hate crows, especially with my fruit trees.