If you have a property under contract at a great price, and a competitive bid scenario between multiple investors may be the right course of action, consult with a reputable real estate auction company.The auction company should be able to tell you pretty quick whether your deal is as good as you think it is.

With the higher inventory we are seeing and the rates staying where they are, I think it's a solid time for a buyer to get a deal from a seller that is struggling to get their pricepoint due to too much listing competition and high buyer skepticism. 

Foreclosures are the best deals, also the most competition. 

No other investor will share much, they don't want competition. 

oh yea, I recently started my own business (2021 was my fist year in business, commercial door company, non real estate related venture) and gave up my w2 income and was already denied another refinance on my primary due to lack of self employment history. this was with the bank my business uses with and they want 2 years of self employment income on the books. end of 2022 will be 2 years so financing may be an issue if I want to 1031 now, but i havent really thought all of that out yet either. 

I've build a decent portfolio thus far (via BRRRR) but looking to be more competitive in HCOL area and increase the velocity of my returns.

Lacking sufficient funds for a 20% down payment, I am exploring lenders offering 90%-100% LTC to minimize my upfront investment.

Too many investors are looking for a market and ignoring where they may have a competitive advantage.

Instead, they base rent estimates on the current competition.

These buyers will be active due to rates coming down. unfortunately however, the markets will still remain extremely competitive, still being a sellers market, as supply will simply not be where it needs to.