If your "fish" are getting eaten by "raccoons", move your "pond" or go into the raccoon trapping business.If you've ever wondered why I've done SFR flips, holds, Multifamily flips and syndication, land development, homebuilding, commercial real estate and real estate brokerage...it isn't because real estate means only one thing to me.  

And don't fall into the trap of thinking that there's some magic phrase that will motivate a seller.You can't say the right thing to the wrong person, or the wrong thing to the right person.You made your offer, the seller said no, move on. 

Make it one of those tactical self defense flashlights.You'll probably carry insect repellent spray in case the house has fleas or other nasties.

I seriously encourage you to go to a meetup of investors who do rehabs. and learn all you can about the pitfalls and traps before you try to do your first rehab.

@Michael DohertyLet me tell you about my “trap” I used to work in a factory making $14/hr.

The unfortunate part is that the bathroom and closet near the body has no vent and is literally trapping the "dead air" - pardon the expression.The landlord is fed up that he shelled out $$$$ to ServPro and still did not resolve the issue.

Hi Mario,There are many of my newer clients moving from SFR to Multifamily.They have done SFR for years and years and want to move more to the commercial side.Multifamily you will find is different in finance structure,analysis, and due diligence versus a sfr home.If you have your properties paid off you have "trapped equity" with your cash not performing and losing value every year with inflation.Especially in this low interest environment and the deals that are going on you almost have free money to borrow and leverage.So to me to leave all that money sitting there doing nothing is not taking advantage of this opportunistic cycle occurring in most parts of the country.You would sell your 3 houses and 1031 into a multifamily property or properties of your choice.If you like feel free to contact me.I always love discussing investing in multifamily and also triple net properties.It's what I specialize in.

Like some of the others above, I get daily communication from  "wholesalers", usually in another State, claiming they have this amazing deal "under contract" to only find out that I've seen it already from 7 other "wholesalers" that week for 7 different prices.For an new or inexperienced buyer this can be a trap and end up being a bad [and expensive] experience.My favorites are the REO "Tapes" that people send me to only find out they are all listed on the MLS for less than the "tape" pricing.This is why I prefer to actually close on each property I offer to my buyers so they know it's legit.  

There can be opportunity, but it's also a potential trap 

These are great traps for inexperienced out-of-state investors.