We are low hanging fruit, sitting ducks, vulnerable.  

The one bleeding out on all the "and-then's" or the one sitting back with premium inventory that premium tenants will pay premium rents for, just accruing equity for a few more years to rinse and repeat before cap-x/maintenance cycle starts. 

You'll find your ceiling where people snag your unit and are happy versus it sitting empty.  

I don't want to sit back and collect, I'm always hungry for more knowledge and never satiated.

Just come up with a list of questions (especially ones you might even already know the answer to) and sit down with a few. 

You should not be a sitting target.

Otherwise you are left sitting on the sidelines waiting and hoping, which I have never seen do good for anyone.Strange how I keep getting their emails to still invest in these funds.

The only way that works is if they have fully connected utilities and it is sitting on some kind of foundation and not on a trailer.Some folks think they are cool, but you really limit yourself on demographics.

That said, targeting homes needing work or properties sitting unsold due to poor pricing can still yield opportunities—that's what I do successfully.

Your overhead and cost of capital are something to consider as part of your plan. remember if you get an investor to invest $250k but it takes you 3 months to deploy that  capital that is $5625 in interest you owe them, and say you can only invest $200k of it you are gonna have money always sitting on the sidelines.