if you want to get in front of owners just market directly to sellers.

It is still going up since it is still a seller's market there, but I am seeing growth starting to plateau and more new builds coming into the market to relieve demands.

The structure of investments is designed to maintain the interests of the sponsor and their investors in alignment.Tax EfficiencyMost funds are structured to last longer than one year, meaning they will be taxed as long-term capital gains instead of short-term.

Use a DSCR lender or seller finance.

Including, but not limited to, contractors, lenders, wholesalers, potential sellers, potential buyers, attorneys, title company, inspectors (all types!)

Does the basis remain in place since the seller would presumably hold the title until the payments are complete?

A lot of people are buying houses sub to where ownership of the property transfers to the buyer but the existing loan stays in the sellers name and the buyer just takes over payments. 

Sellers are desperate, will pay of better in the long run 

Right now the stock market is in a short term decline and not sure what investments you currently hold in the 401K and how to time the market would be a better question for an FA (Financial Advisor).

Distressed sellers.