But thats always the game LLs/investors are playing in real estate. 

"Them Hillbillies ain't playing 'round !!!" 

🙌While big brokers play a major role in snagging deals, there are other avenues to explore for off-market gems.

If you told him you have been playing pickup games for the past year and need help improving your jump shot, now he has evidence you're motivated and a specific goal he can quickly help you work towards.

Often, smaller developers who are not owner-operators miss out on potential value, and establishing connections with them can open up profitable opportunities.Looking back, I can confidently state that relationships and networking have played a crucial role in my achievements.

He will not stretch values bc I talk to him about his family or we play golf or whatever.

Like someone said earlier - personality comes into play here.  

Picking up the property in distress and fixing it up offers an opportunity to get some, most, or all of your capital back at the refi table.Here is a very simple deal to play out how it works. 

If you play it smart and invest in a "Primary Home" first by targeting a Multifamily 2-4 unit home.

I will say your traditional long term rentals will be hard to pencil in this market, but a buy and hold play is still a tremendous opportunity with the housing shortage.