It's the perfect storm of low end houses (they look nice, but they are all builder grade stuff where they are throwing these homes up by the thousands every year), high occupancy with most stays having a high percentage of young wild children, and tired parents after a long day in the parks that are too wiped to police their kids properly.

In a high priced market like ours, off market distress, vacants and tired out of state land lords is the way to go!   

@Brandon ElliottIt does not make sense to get 12% and pay 10% as you will lose money after taxes….To answer the question about private lending - most do it because they are tired landlords and not necessarily due to funds they have but wanting to be more passiveI would want $250k as many of the lower dollar loans are very risky

One of which I just sold (had it 7 years) because I was tired of frequent turnover and high condo fees. 

I have 2 LT rentals, one short term rental & my personal property-has a good bit of equity. (4 properties total) 800+ credit score & good income.I’m looking to get in the commercial space but I’m tired of putting down 20% cash every time I find an opportunity.

This debate is like arguing if it's better to buy a car with an engine, or tires. 

I'm looking to buy a multifamily this year but I am trying to decide what financing to go for.One of the most important criteria for me is that I can purchase something with 15% down or less.If I target seller-financed properties, I imagine that I'd be dealing with a seller with plenty of equity and maybe is a bit tired of being a landlord.The problem is that these sellers are NOT DISTRESSED. 

Every post talking about where things are going, the impending crash, etc, it's so tiring.

But "it didn't redeem and he got tired of paying the tax bill and cutting the grass so he let it go". 

Were a lot of tire kickers, but only one real offer.