due to the dangers to the Buyer if the Seller runs into financial distress and the property ends up on their list assets in a court proceeding.  

You need to put down more money.You're loosing 11% right now on cash in the bank every year.Some people think if we have a nationwide recession, there will be more demand in DFW/Dallas area as more people from the coasts move here,  even though today we already have high demand and shortage of supply.If there is a housing correction, it will likely be in places with fewer and fewer jobs....places where people are moving away from due to high crime and taxes.50% of the homes in DFW-Dallas area in 2021 were bought by investors....almost 30% in most price ranges bought for cash.Some don't need the cash flow, they just want to protect their cash.

A 20% DP on 20 or 3 equals the same total PV, but less headaches, better tenants, and better cash flow with larger/fewer properties.If you want to grow, you need to sell these properties when they appreciate to where the added equity is equal to the paid for equity (down payment). 

And with fewer house hunters and less available inventory, it can take more time to match a buyer with the right property.In a recent survey, 67% of Realtors also reported delays in the closing process.

We are currently managing just under 7,500 home and on pace to have fewer than 1,100 properties experience a vacancy in 2022.  

Nothing dangerous there, just reality.

I talked to them a week or so ago and they are stuck with being able to come down much more than they have (dropped $15K since listing) yet they have the carrying costs . . . recommended they sell and take a loss if needed but they are holding out for money they need to make a profit . . . this may become more common as the buying pace slows.The cost of materials has not really come back down and if the market slows, sellers that are willing to take what is needed for a flip will be fewer. 

@Zachary Blomberg  I definitely have, it worked out for me but can be considered dangerous, just make sure you run your #'s tight so that the new investment casflow is 1) positive by good margin, 2) DSCR is at least 1.25 and 3) the new cashflow more than offsets the increased cost of your new mortgage. 

In Jacksonville there were far fewer 4-5 bedroom properties on Airbnb, which is part of why I invested there. 

Think about the family/kids who might live in this house one day after you complete your work.Mold can be dangerous to remove if you don't know what you're doing, it's expensive to remediate properly, and it can be dangerous to future occupants of this home.