The reason i have not purchased lately is I do not want to be that patient to wait for a good return, even though I am confident it will be a good return 10 years after purchase.  

Investors who take a patient, forward-thinking approach can still reap substantial rewards.

I suggest you be patient.

I know, nitpicky, but if you have a chance. might as well make it perfect :-)Be patient, if your area is a popular one, you will definitely fill up and stay full.

Be patient, it's going to pay off. 

If you’re patient and do your research, there are ways to still make it work in Boston.

Stay patient, keep learning, and leverage this community for support.

@Allen Masry to echo everyone’s sentiments here, be patient, educate yourself because as quick as that money comes, it could go away just as quick if you make hasty decisions, especially on people giving advice on Internet forums like these.That being said, settlements take much longer to come in than you might think.  

However, before doing anything I take my time to gather information, think outside the box, connect with people who have done the very thing that other people say is impossible, stay patient, see whether there are any unique solutions I can bring, and only then decide what to do.Thanks a lot for your feedback, and I'm looking forward to learning more, especially on the thesis of not using short-term debt for a long-term investment.  

Be patient and don't force deals.