I have agents I’ve closed 5+ deals with and now they go out and hustle listings just to bring them to my group caus they know we’re real buyers.You’re nothing to an agent/wholesaler/contractor until you closed a deal or two with them and they’ve wet their beak and now look at you as a possible golden goose

That's above all the Golden Rule. 

Areas that have been propped up by "dumb money" that lack strong fundamentals (jobs, population growth, desirability, affordability), will have some pain as investors realize they failed to recognize the Golden Rule of location, location, location and liquidate those assets at a loss.

Base it on your goals and end destination and then you can see if the strategy works or makes sense to get you to the goal.Create some rules and then some golden rules that are "Non-Negotiables" When buying a deal to get you to a specific goal as part of that specific strategy. 5 different people can look at this deal and if they all have different goals then they will all have a different answers and they will all be both right and wrong at the same time depending on What your goal is.I know that may not be the answer you wanted but it is how I would address

You seem “golden” in any court case when the city inspector was out and didn’t notice it, they didn’t notice it, and you twice agreed to let them go at no cost. 

At the end of 2021 we sold the condo we purchased in 2017 (put less than $40k down initially) to do a tax deferred 1031 exchange and purchased a ugly/tiny 4plex in Golden Hill but I was selling 1 unit to buy 4 in a better area so I was happy.....in 2022 we purchased a 4plex with low money down, also in east county using a small bank that did this type of loan at the time....So between 2021 to 2022 we purchased most of our units (11 units) with little money out of pocket since 2 of them were from cash out refi funds and 1 was from a 1031 exchange. 

There is a golden clue here- many, many sellers move expenses into capital improvements a year or two prior to selling.

If you were planning to do this in California here is who I would call-Equity/ Diversified/ Golden Gate/ Accolend/ Civic/ LimaIn an email you summarize exactly what you want and in 24 hours they say we do or don't have a product match. 

I'm looking for a Real estate lawyer in the Golden/Lakewood area of Colorado.

We are seeking guidance on a few key things about the market. 1) We've done a lot of research on the area and have been scouring MLS having trouble finding opportunities that will cash flow (the golden question, we know).