This means 99.9% of the people on distressed lists, will say "no" to you.Thus, 99.9% of people in some sort of distress will NOT BE MOTIVATED.

My goal is to purchase distressed property, rehab, and sell.

I've even made an offer on a distressed property in my last trip and had a great experience negotiating and trying to workout a deal.

I find distressed multi families, renovate them increase rents and pay myself the 20% down in the form of force appreciation. 

Recessions tend to have distressed sellers so there are a lot of deals to be scooped up if you have liquidity to take action.

Honestly I don't see hardly any distressed multifamily. 

And in a highly competitive business that distressed RE is the inventory moves to fast one needs to be able to look at a deal and in 5 minutes decide.. at least to make and offer

Or you buy try to buy the equivalent house distressed and do the work to get it to median.This is certainly a delayed gratification strategy.

We do have some distressed areas that come with 100-year-old run-down houses and challenging tenants to say the least - you literally hear brokers say "some idiot from CA will buy it".A great market to invest and I will continue to grow my personal portfolio, but don't fall for the cheap deal that looks good on your spreadsheet.

Without visually inspecting the sold comps via photos, you can segregate the renovated from distressed by chunking the $/sf of the resulting comps by quantile groupings.