This is a business, not a gambling arena.  

Not only is that probably bad as a general idea but imagine giving that seller any kind of leverage over you - not sure that's a good idea.And believe it or not there is at least one instance of jail time for a fraudulent 45 day list. 

I live in S Fla so unless you gamble, just want management fees or are happy to park money... buying MF is not really happening ... right now it’s about waiting for nervous developers to capitulate in bulk or making deals with the loan to own lenders last in the door 

The gamble.

But after further reflection, I think what you're talking about doing might cross the ethical line into fraudulent territory.

It may be a good move, but it’s a known gamble as very few cash flowing deals are to be had there.

Here is the main issue.. again for some reason todays investor at least on BP has it pounded into their head that appreciation is gambling and that cash flow is everything..

Hello BP community,I find that there are lots of sub-par companies and people out there and from our initial conversations with certain lenders or investors, I suspect them of being fraudulent. 

Waiting for a correction is a gamble.

Lots of folks invest primarily for appreciation, but that's too much like gambling to me - just invest in stocks.