The hard part is identifying the bottom.If you do pursue buying rentals I would try to do it through seller financing,  that way they are non recourse loans or if you go through traditional lending practices keep your loan to value amounts below 60%. 

Make the contingency clause that allows you early payoff without penalty and that seller can’t sell or refinance the property to another party .

Small claims would be an option as wellIn Texas at least, Brokers are not parties to the purchase contract and title companies are not going to deal with these types of issues

It appears that I might already be late to the party.

We are working on our third rehab, a SF in Lawrenceville and need to build more connections with local contractors that can help keep our project moving.

During this period, usually 5 days, either party can get out of the deal without consequences as their attorneys negotiate the final contract.Concurrently, a deposit, or earnest money, is paid to the broker or attorney (never to the seller directly).The buyer reviews and signs off on any disclosures.

I’ve found a few off market duplexes in Milford too, closing on my third next week.

First off, exclusive access to the MLS 24/7, the ability to create other income streams in the RE Business, i.e. representing buyers and sellers, and the added benefit of knowing the ins and outs of a real estate contract and how to negotiate in my parties favor.

Unfortunately, either way it involves a) trusting a third party, like a syndicator; b) landlording; or c) dealing with a property manager. 

You can exponentially grow cash.Forth, which is a spinoff of third, leveraging will get you a greater return than all cash (meaning buying your equity).