B- area or less, the sign notifies the neighborhood thugs that the house is vacant. 

I have done it successfully on my last 2 buildouts, maybe 3, but only because I was able to acquire the properties at a very low price and I did all the work in-house (myself and some hired hands on staff).

When I got suspicious, I asked my realtor to send me a copy of the funding letter which was on letterhead & had the name & phone number of InsulaI do believe two of the partners went with them due to the low interest fees.

Avoid leading with a low offer or mentioning how long it’s been listed.

Believe it or not there are still a few "old-school" counties but those are few and far between and the volume is low.

Prices a few years ago were based on expectations of (in addition to interest rates staying low): - Then current operating cost assumptions (like insurance cost expectations being flat)- A seeming disregard for record levels of new inventory / supply hitting the market- Extremely high inbound migration expectations which are likely to not be met, due to both natural disasters and the boomerang effect when people from California or the Northeast move to the American South and hate every minute of the humidity, the large and relentless swarm of insects, and the occasional hurricane. 

And, many agents that I have dealt with won't do much more than ask you what neighborhoods you like and setup MLS notifications when a property with your criteria comes up.  

An emergency fund needs to be liquid, and immediately available to you in addition to being low risk and protecting principle. 

You lose because there are many other suckers out there falling for the same line and sharing the same low-quality leads that don't translate into sales.Do the math.

Quote from @Aaron Zimmerman: Quote from @Bonnie Low: My current CPA came via recommendation from another investor.