While our foreclosure and shadow inventory isn't through the roof, there are fewer investors, so the properties go for less.

The low amount of inventory, especially in the properties worth 100K or less is out of control.

I decided the only that will make me valuable is by me bringing Non MLS / Off Market deals to the table that no one else has in my market will make me more of an asset to my investors as they have a million realtors that can make a billion offers for them same inventory.

Probley low flow from holding onto the shadow inventory properties and hoping the prices come back up soon?

But they aren't releasing a lot of the inventory up here yet and that is increasing prices.

In considering re-entering the w/s niche, I wonder, not rhetorically, if it is nearly impossible now to find deals that buyers can't equal with a generic mls search for bank-owned inventory.

Jobs and inventory supply will determine the next couple years IMO but I am no expert.

Although there may not be huge inventories of cheap rehab properties available, you also have a more predictable market.

Houses are therefore inventory and wind up in your COGS.

To expand on Charles' above comment; you can avoid assessing the FMV issues (within reason) simply by stating in the purchase contract what the price is for machinery, inventory and other assets are agreed to be.