They offer a purchase price which is really enticing and draws you in.

His requirement for cash, his tax liability, if he has any personal issues such as health concerns that may impact immediate or future asset assessments, is he getting out of real estate or can an exchange entice him, what should rent levels be, is he dumping due to any future legal concerns, any expected zoning or government actions expected to impact the property or other external matters motivating him?

The idea of more collateral with a partner is very enticing.

I've considered wholesaling because I was enticed by the idea of making "quick cash," but as I did some quick reading on it, it does require ALOT of time bird dogging, marketing, and a legal process where I may or may not need a real estate license for (which I don't want to get). 

Investing out of state is very enticing since it is way cheaper to find a fourplex for half the price I would find here in California.I don't plan on using all my money on one property.

For example:If I'm interest in a house that's $450k that has been on the market for 2 months now with no offers and I'm working with a buyers agent, my offer of $435,000 might not look too enticing. 

The basis for any con job is to first to convince the mark that the con is telling them the truth, building trust to entice the mark to act.

They lend at low % to entice us to jump in, but then the FED cycles the rates up and exactly what you described happens - people foreclose and banks are only too happy to lower the rates and entice other newbies to get in.

Potential cash purchase, and it is an enticing deal that I could get relatively good value on, but the issue is such - there is pending litigation against the HOA for mold ( not my unit, or even my condo section).

Meanwhile, the 5yr and 1yr rate were enticingly positive.