Lots of deals are trading with future rents priced in.

However, I think this market is not a normal swing as in the past. 

For anyone who is willing to do the research and put in the time, foreclosure auctions is definitely the place to find "home run" deals...My only point was that REOs can still be great deals too...at least where I live and in my experience...and because they are much easier to purchase, they're a good option for people who don't want to invest the time/energy into courthouse auctions.I have absolutely no problem finding great deals just buying REOs (in my area), but the guys around here who are good at buying on the courthouse steps probably make twice as much profit on each purchase they make than I do with REOs.The trade-off is time, energy and risk, but the profit potential is certainly larger for auction purchases...

Sounds like you have hit the Penthouse, you should be conscious of and not trade your time for money.

But, as I don't want to reinvent the wheel, I'm trying to find out what else is out there, and what it does.Here's my resume in brief:A.S. in CAD 1986CAD work and Road & Bridge InspectorWorked in most of the trades at one time or anotherB.S. in Construction Science & Management from Kansas State UniversitySuperintending, Project Engineering, Project Coordinator, Project Manager, Estimating and being my own GCI've rehabbed over 100 houses, most for someone else, but a few of my own5 yrs Building Inspector and Code ConsultantThanks you for your time and any help you might offer!

But what happens when some of those balls that have all swung in one direction, start to drop and swing the other way?

Trading stocks increases the risk to a portfolio versus buy-and-hold.  

So, I am a contractor by trade and I do feel comfortable managing a build on the property.

The last time I purchased a car, I had to talk to the F&I guy for the trade in of an old junker, and sure enough he was one of those old "got a pulse, get a loan" mortgage loan officers from right before the Great Recession. 

Purchase price: $62,500 Sale price: $62,500 I have a 30 year note that balloons in 7 at a rate of 7% I would trade for a property or use as a down payment.