cash flow is just tough today, and investor sentiment hasn't caught up with the market yet, as lots of new investors come on to BP every day planning to buy 5 properties in the midwest and quit their jobs. 

Rode by this beautiful home everyday and it made me sad to see it falling down.

So it really comes down to who is willing to get out of their comfort zone and come into the office every day and hit the phones to find deals.

@Jei MercadoIt's definitely going to be a case-by-case basis.

If they passed away, stepped up basis,  multiple properties then a landlord- getting old they will want to sell- their kids won’t want them, etc etc.  

There are other soft roles that listing agents perform, but those could be done a la carte on an hourly basis beyond the five or 10 hours included in the 0.6% rate.You're kidding, right?

After the property is acquired, during any 30-month period, the additions to the basis need to exceed the adjusted basis at the start of the 30-month period.What is the 50% of gross income test?

Having worked in corporate architecture firm for 13 yrs before opening my own firm, I understand your basis @Jay Hinrichs and it's totally accurate.

Your profit is the difference between your adjusted cost basis and your net sale.Adjusted cost basis is your cost of acquisition plus any capitalized improvements minus depreciation.It is very possible that you could sell a property you have refinanced and generate no cash at the sale but still have a big tax bill because you sell it for more than you purchased it for.

If you are willing to wait we are most likely going to see 100 basis point cut over the next year and a reduction in the spreads that lenders are working off of.