One group I know of that bought right before the drop is not doing okay, and may not recover. I

I think the moral to the story is to "buy it right", because there are financial risks in addition to your rehab risks.I've personally written off my taxes as a loss in my head, because I don't think the title company will pay, but I'm working to pursue any kind of recovery.

I think you do as well - I.e. money, time, etc.As someone that has been involved in the athletics industry, I see a very similar comparison.

Add onto the that RE is at the point in recovery when everyone realizes its a "safe" investment again.    

Cash recovery party and Real deal property tour this Saturday at Green joes coffee in Greensboro NC. 10am-12pm 2915 Battleground ave

Find a vacant house and contact owners.They've been kicked out by the bank under power of sale.I feel that the house is worth 150k as-is, 10k in updates (not big repairs) could make it fit into the 190k market comparables.Owners owe 110 on mortgage and 15k in recovery costs, 3 years left in term.I write up a lease-option contract with the owners where I pay them a 15k down payment (to knock off the recovery costs) and "rent" the house from them for the costs of the mortgage plus taxes, taking responsibility for the utilities (effectively $0 cash flow for them).

For example Multifamily (or MHP's) may be in Recovery in Reno and Hypersupply in Charlotte while Self Storage may be in Recession in Philly but expansion in Nashville.  

You may be able to use licensing laws to force the wholesaler's hand, or the threat of suit to gain some recovery. 

After 8 years of recovery from a devastating bottom, the Market here is at a Top.

Once some sort of meaningful economic recovery happens in the developing world, they will rise further.The Saudis have not cut their production, for basically the first time ever when faced with sharply lower demand, because they are using oil as an economic weapon against Iran (and maybe Russia, at our behest).