Don't buy a 2br/1ba without a basement and no garage on a corner lot next to the scrap yard, just because it's cheap and the seller is motivated.

Please come down and see me and let talk about real estate.My plan now is looking for buy and hold and flips.If your 100% motivated for REI just like i am, come down and meet me.

It sounds like you've got some motivated and cooperative sellers. 

I talked to numerous California investors in real life and phone/Zoom calls who have lost money in far away OOS markets, mostly Midwest markets (e.g. repairs, capital expenses, bad tenants, properties vandalized while under renovation, evicted tenant stole all the appliances, property managers with high fees or overcharging for repairs).

Within the last 2 months, I've been approached by numerous investors asking if I do rent by room which I currently do not.

Not sure if it had something more to do with pandemic response to move to lower priced areas or what the motivation was.  

It took a year of painful lessons (the first of which is that NOBODY will care about your business as much as you do (Evolve), and that - in my case at least- self managing makes more sense -even remotely- than allowing someone else who has different motivations to take the reigns. 

However I have had to replace some major appliances recently which had put my in the defecate and added to my motivation to sell (Hot water heater, two refrigerates and a washer/dryer).

The seller was motivated to close fast, allowing us to secure the deal and set the stage for a profitable resale.

They have a motivation to paint a rosy picture to make a sale at the best price possible for them. 2.