The CF is only playing catchup to the cost to you of the property. 

Expect the first $1M to be easier then it slow down but assume a 10% marketing budget - meaning it will cost $100k for every $1M you raise early on after that first $1M

Cost of construction is expensive and about to get worse.

For rates to drop considerably something has to change in the economy.

Imagine if it cost 1000 to send out 50 letters but half of them responded and half of those wanted an offer and half of those accepted an offer and half of those closed and half of those resold for a net 50k. 

If it's more complicated eviction.com may be your best bet to use they are pretty cost effective.

Ask for seller concessions to cut down closing costs.

All in one closing so the costs are minimal. 

The property offered a balanced investment opportunity—enough to significantly enhance its value through renovations, yet manageable in scope and cost.

Replacing one bad fixture between material and labor can end up being 3X the cost of buying the better quality fixture in the first place.