There is an ocean of buyers sitting the sidelines unlike any time in history, ever, just waiting for their magic # in price decline to jump in, and it's not just investor or institutional $ anymore.

If you can increase the rents, great, but if the assumption that you can do so is the only thing that makes the deal work, walk away.And if that means you walk away from every property, then either start doing the grind work to find and make offers directly to owners (without an agent), or just acknowledge that of the deals you can find, they are overpriced, and sit on the sidelines until numbers become rational again.When a listing says "rents could be higher" I say, "why aren't they?"

The only caveat is if you wait and lending gets tougher then it will be hard to get an low down loan and if prices drop that much investors are waiting on the sideline to pick up any deal that hints of positive cash flow. 

You might try https://www.mfssolutions.com/.I have not used them, but had their info in my contacts, so must have thought they were interesting at some point.Same for bulkwooddesign-cabinetry.com  in Dallas.Might also try Surplus Building Materials in Addison, but not sure they do bulk.There is someone in the multifamily community that also does bulk supplies...trying to think of who that is....they're really an operator, but do enough renovations they started a sideline business. 

I prefer Sideline.  

With this property I was just so eager to actually do something, rather than sit on the sidelines and analyzie deals for God knows how long. 

Do you advise to be on the sidelines next few years and build capital?

Hopefully I answered all of your questions and motivated those who are standing on the sideline and waiting to enter the game.

It's best to offer equity buy-in's (notes) to the sideline investors whom would like to have their money working in the R.E markets.  

I bought my best deals while everyone else sat on the sidelines..07,08,09..RE is risky, but you have to take some to GROW!!!