The conversion rate on direct mail is slow but when you are in a demanding market it's slower and the cash cycle could take over a year. 

I might use a lower ARV if I know my market slows down during my projected timeframe to sell, but all of this is done before I buy the property.

Offer Value Beyond PriceIn competitive or slow markets, creating value for the seller can tip the deal in your favor: Quick Closings: If you can close faster than competitors, this might persuade the seller to accept a slightly lower offer.

**Diagnose the Problem:** - **Market Conditions**: Check if other similar properties in the area have also seen slow movement.

When retired and now want to withdraw those funds, you will be paying taxes on whatever amount you withdraw every year AND after age 72 will have to take RMD (required minimum distributions) whether you want to withdraw money or not!

As you mentioned, having a couple of rental properties as a safety net can provide steady passive income, especially in times of uncertainty or if you decide to slow down in the future.

I'm taking it slow and networking.

I'm not failing at flipping but this slow market isn't helping things.

Its not a money issue, its a slow down the project issue.  

Maybe you can negotiate some concessions or a price reduction since the market is slow.