Now in other markets because of current market conditions foreclosures have all but dried up so an investor working in those areas that were going after REO's and such don't expect to much deal flow coming from those strategies so now they are focusing on other niches.

That just doesn't make sense.I know that most of the foreclosures these days have dried up.

MLS is slow drying out ..REOs getting more expensive ...more people with credit or money..2009 is over ;-) so yes ..work with whoever brings you good deal !!!

The second (which was twice as much) included tearing off the existing roof, fixing all the dry rot, then re-roofing.The dry rot isn't horrible, but there are a number of areas where dry rot exists.  

The problem is I have been saying we're at risk of another market downturn since 2013 and I've been sitting on the sidelines the whole time watching my "dry-powder" drift away with the winds of inflation. 

I did it for them and applied some dry lube and it worked well again.

But still would pass because I assume most oil and gas will begin to dry up when dems take over (Im fine with that) but...Im also in east TX and West TX near Universities and a big food processing plant.

But , we're not going to leave you high and dry!

The last was an all cash deal that was cut and dry.

Hi Todd,That's an attractive looking building.Find a good stable tenant, and possibly offer some of the build out needed (if you have to--you may not have to).Just from a first glance, some tenants that come to mind would be:1) Auto Insurance Office.2) Pizza shop, owner operator, take out and delivery only.3) Dental Office (probably with a repaint to tan with brown trim or etc...).4) Dry Cleaner, drop off and pick up, where clothes are sent to main plant elsewhere by truck.5) Daycare, with attractive fencing if outside play area and parking are both available.6) Local Government or local utility branch office for payments.7) Meeting hall for the town Elks, Moose, VFW, Masons, etc...8) Realtors office.9) PO Box Rentals.10) Co-working space.11) Local Trendy Coffee house.12) Office HQ for your local Democrat or Republican or other party.Good Luck!