Bailey,To both @Jonathan Greene and @Brian Adams points, you need to have a solid strategy in place to be effective at direct mail.

An effective marketing campaign takes advantage of multiple ways to contact sellers. 

You can, however, get a HELOC that will allow you to effectively tap into the same amount of equity, just in the form of a credit line rather than a lump sum sent to you. 

I'll second what Chris said about Phoenix - we've had healthy appreciation, limited effects from COVID, and job growth projections are still very healthy in the coming years.

Like you said major changes in taxes can have major effects on prices.

Vegas is driven by CROWDS, and people will not be jumping back to big crowded environments so quickly and I can't picture people at nightclubs and pool parties flirting with masks on LOL Gambling is driven by excess capital, it's hard to say how that will be effected here but with many locals out of work the casinos will be reliant on tourism which I think is going to be a while recovering. 

I have many investor friends who are probate specialist & I know many probate attorneys as well & it took many years before the investors could work that niche effectively. 

If a decree is the vehicle a court uses to document the rights to a piece of property and a warranty deed is recorded with the county clerk to perform the transfer, how is is possible that a bank can ask me for something else, effectively opening up a transaction that was completed ten years ago.

-Where: San Diego CA-What: 990 sq ft 2/2 with detached garage intended to be made into a 2/1 ADU (adding up to 800 sq ft)-Unappraised realtor.com value: 500k-Her word of appraisal from who knows how long ago: 640k-Breakdown of price per sq ft of neighborhood is 343 median (343x1790= 613k)I'm not sure how it may effect the appraisal but this property is 1-200k cheaper than its neighbors.

There may be good deals later after the effects of all this play out, but there's still good deals to be had now.