I know where investors need to be looking in times like these but it's still obviously a very sensitive market.

The pro formas are so sensitive to cap rates if the market moves sideways the next five years you are left holding the bag.

Using a sensitivity analysis you can do your best to determine what your expected returns could be for a particular property.Maybe the big time investors developing, purchasing or refinancing the Class A properties that cost $100M+ (which will be hit first and hardest IMO) have a better understanding of future changes in their markets than us?

I would be interested to know as well, how to execute and safeguard your interests in these kind of deals.A lot of guru's preach Lease option strategies but I really don't have the trust in them and their preaching.

Thanks all, I'm not being overly sensitive just felt like the question I actually asked wasn't being answered which was how could I make an offer on a rehab with less than the full cash on my own for purchase and rehab while not putting a huge sum of money on the line if It didn't go through.I could have made it clearer for sure, but i'm aware of potentially having to show proof of funds.After looking at the house and discussing with contractor I'm going to put in an offer most likely at my price, which I can cover cash on my end.  

Are all the tenants Section 8 voucher holders (likely indicating a premium over the general market rents for the area), or just some (indicating that rents are more in line with the rest of the area as folks who are more price sensitive will rent there). 

Certain lists are time sensitive so you need to get them out sooner and plan ahead for that accordingly.

Time sensitive. 

The main safeguard no matter what strategy you pursue is to avoid overpaying for property and to look for deals that are below market.Looking for 2% in coastal San Diego isn't going to be successful, but I agree with one of the other posters that 1% can be found if you put in the work.  

You also don't need an office inspection to show you have approved methods of storage and disposal of sensitive information like SSNs.