I believe what is really bringing down prices is the "silver hairs" or older folks.They have already made their money, and most of them own their homes.

I have a production company called Silver Dove Productions LLC, and an internet based company called Protect Yourself LLC that helps people avoid fraud and Identity Theft.

For me, I think the key is like Silver said getting the seller to talk so that you can listen for their wants and needs and hopefully come up with a win-win solution.

Then an old favorite from High School:"It's difficult to soar like an eagle when you are surrounded by turkeys."

Lost "time and money" seems like an inherent risk of approaching a purchase in this way.You could look at the silver lining which is that it doesn't appear the tenant is going after you for failing to provide them a rental (hopefully there was no lease signed) or advertising something you did not own.

Unfortunately there is no silver bullet or magic pill in real estate, its work to find good deals and then build relationships to sell the deals.

I have a finance degree from Auburn (War Eagle!)

I am looking into Silver Spring MD because that seems like a decent market for buy and hold.  

My apologies for the long post, however I am and eagle stuck pretending to be a rat right now. the best thing to do is find a eagle that is flying and ask them how to take off.

I like owning paper...if inflation occurs I have a big enough spread where rates would have to hit 15%+ for me to lose out.If deflation occurs, my notes have become more valuable.I don't disagree with the gold comment, though I'd rather have gold and silver.