For example over the last four to five years a lot of people went out and bought STRs thinking it was going to be a great investment only to find out that the numbers did not work a year later and needed to try to use it as a LTR to make ends meet. 

@Christin Dorfling it's not if you're willing to go there as needed at least to get started - build a network, go to meetups, walk properties, meet people, etc..  

👇👇👇 We see people breaking the rules all the time and here on BP as well.

One of my bizz partners sold his garbage company to waste management for 75 mil his balance sheet is a crack up.. house in Napa valley house one in Lake tahoe hunting ranch some commercial in downtown Napa. and a big huge wad in triple net munis  and zero debt.

Even so, most people choose to buy coverage for things even if there's a 99% chance they won't need it.  

I'm reaching deep into my psychic thoughts… I see it… A majority of people who respond to this post will be real estate brokers… I can see it!

Yes, I know that the Sold Comps reflect what someone actually paid, but I also want to see what people (i.e.

Mass deportation of 11 million people is unlikely.  

Finding, As hard as it is to find people willing to sell Subject To their existing financing, they can be found.

Don't let them choose for you.Just inspect what you expect....Also I would talk to housing office in Memphis to get a feel of how many people are on the Section 8 waitlist, what kind of rents they pay, what zip codes are they targeting, see if they have any stats about how long tenants stay and average rent.While a lot of people try to look at google street view to get an idea of the neighborhood, there is no substitute for visiting in person.