What is happening in this market is that sellers are still paying but its negotiable like it was before. 

The Greater Phx area also has more places to expand, but be cautious of "island" developments that are separated from bigger cities. 

We have a lot of investors that are way more flexible. 

There are some HOA's that are in such bad shape they wont allow any type of loans and it must be a cash purchase.

What you need to do is figure out what the set backs are that are required, and see what you can do.

But there are plenty of us that have success without doing a course first.

What are the biggest challenges people have faced with this.

Hello Terry, If you're looking to find houses that are in pre-foreclousure you can use a website like www.foreclosure.com and you can get the list of properties and start marketing to them. 

I was talking to a RE friend.He said it's a bad time to buy* rates are high* homes are expensive in most marketsLooking to hear some counterpoints. 

If they are poorly qualified, let them know now that they don't meet requirements.