Or do I just wait for it to go to foreclosure before attempting to buy it?

("A real estate broker, for the purposes of this article, is defined to be a person, firm or corporation who, for a fee, commission or other valuable consideration, or by reason of a promise or reasonable expectation thereof, lists for sale, sells, exchanges, buys or rents, or offers or attempts to negotiate a sale, exchange, purchase or rental of real estate or an interest therein, or collects or offers or attempts to collect rent for the use of real estate or solicits for prospective purchasers or assists or directs in the procuring of prospects or the negotiation or closing of any transaction which does or is contemplated to result in the sale, exchange, leasing, renting or auctions of any real estate . . ."

Vacancy expenses when attempting to market your property above the average rent rateAlright.

Approached multiple real estate agents in my market with the attempt of understanding pocket deals and to make offers on distressed on-market properties they have listed on the MLS.

Starting in investment real estate, especially with a focus on student rentals, can be a rewarding endeavor. 

You'll likely have to pay cash for the property as it's unlikely you'll find financing for this type of endeavor. 

Would love to connect you with them and do whatever I can to help you with navigating your new endeavor.

Thanks in advance for your answers and I wish you all great success in your endeavors!

In one instance a housing inspector outright attempting  to extort me by failing an inspection and demanding I repaint a house in the middle of winter unless I met him at the property to "work it out."

Quick Note: Sellers who offer smaller or no buyer agent concessions in an attempt to increase their takeaway risk sitting longer and going for less.