It is infinitely preferable to strike a deal using cash for keys.Suppose that you find yourself in a fortunate situation where you’ve got no tenants.

With multi family your main option is FHA, and would (generally in Sacramento's competitive market) a BIG strike against you when offering on multi family properties when competing against conventional lending and cash.Don't forget about saving for closing costs, cost of the loan.  

However, the wording of your post didn't strike me as being positive.

While I am focused on A-B grade neighborhoods to strike a balance between cash flow and minimize risk of vacancy/low quality tenants/& stagnant depreciation, I'm also interested in what investors are up to in lower grade markets (Goose Creek, Moncks Corner, West Ashley, North Charleston, etc.)

I send the contract back and the listing agent responds to just strike through it and change the closing date.  

So, I have to strike your rebuttal to this section as I believe you are not correct.In regards to the claim that price decline can not happen rapidly within a year.

@Jamie BatemanI think it has 2 big strikes against it.

If I find out a buyer isn't being honest with me then it's one strike and your gone. 

If it strengthens your position to retain some of purchase price in reserve, but can show the bank you can carry the debt and fund rehab component it may make sense for you two to strike a deal where they hold a note for some portion of the purchase price.Kevin- I think that's exactly what is going on with the bank my friend works at.

there's a big debate about that. half the people here tell you to discretely lie about it until you are ready to go for the kill strike, others say to be totally up front.i have no experience but i seriously doubt most agents will want anything to do with you if you are totally up front about this and especially when they ask you how many transactions you have closed previously and you say zero, don't be surprised if you suddenly hear a dialtone.they say it's easier to ask forgiveness than permission; if you play it right and close the deal, you might be able to come across as never having intended to deceive the agent about your intentions and get them to work with you again (the bottom line is you closed and got them money)