Agents will look out for you more than a wholesaler will, but cap rates are compressed right now, big time.  

In general foreclosures can be a great strategy, but they have come under enough pressure in recent years (post 2017 or so, and really heating up after 2019) and this pressure has put the average discount that you buy a foreclosure home (via sheriff's sale is specifically what I'm discussing) below a reasonable threshold for the risk you take in my opinion.According to the book Zillow Talk, sheriff's sale properties sell at an average 7% discount compared to market value, which has compressed in more recent years. 

The challenge of getting this loan through with such a compressed time frame.

The method that currently works (as of this post, not as of you future-people reading this 4 years from now in the sci fi future year of 2021 when you have flying cars and the like), which is basically to make it fall under FNMA D.F.E. as technically an "all cash" (but actually financed) purchase in order to skip the 6-12 months seasoning requirement and compress it down to 1-2 months to recoup your capital while still getting an Agency 30YF mortgage, might not be around two years from now, and it was likely a different trick that worked back in the first podcast wherein someone invented the term BRRRR years and years ago (BRRRR wasn't new, but the name was, and outside of BP the term is regarded as a sort of quirky BP-ism, and one of the ways that BPers flag themselves to the old-timers).At the end of the day, the Golden Rule applies: she who has the gold, makes the rules.

Furthermore,  2/10 year spreads have are drastically bloated with a lot of room to compress in them as well.

I know price appreciation and taxes are compressing profits, but surely some things must be working... any direction/feedback is appreciated.

We have seen a compression in cap rates almost across the board over the past decade due to this phenomena.

I suggest using the dropbox link, since the images attached will be compressed and hard to read.https://www.dropbox.com/s/x0j4cky9c6q9syr/dallas.j...https://www.dropbox.com/s/ish5690yhbmq9co/dallas2....

In an area that has been depressed, but has new large businesses moving to the area which will compress housing availability, push rents a little higher and push property values a little higher.

Unfortunately, crime has been compressed around Sherman Dr and it's slowing down the expansion as it moves East.