Position yourself as an expert in your market, do a few deals if they look great (like this one), and if the economy does collapse you will be able to find plenty of private money that people are afraid to put in the market.

@Mike Dugan Are you concerned because you are afraid anything that happens to it in your DD period would make it a less attractive deal, or are you afraid you won't be able to get out of the contract?

CON: 1) people are less afraid of eviction (we've never had to evict any of our 9 tenants in CA bec there a less rentals and tenants are aftraid of javing bad recods -- speaking personally, with our rentals at good proximity to bigger cities).  

So, I'm Definitely not afraid or opposed of getting my hands dirty.

Don't be afraid to have a killer deal!

But given that you have a 10 year time-horizon and a buy and hold mentality. don't be afraid to pull the trigger and fast!

I am afraid by labeling it as such you will deliver a forced script that the seller will pick up on and be turned off by. 

I am highly drawn to the unlimited private money that he says is  available through his asset based lending with no money out of my pocket (which is a huge selling point for me) but I am afraid to pull the trigger until I hear some unsolicited and honest feedback from someone who has been through the program.

This is going to be a mid range eventual rental so I am not afraid to spend the dollars to get it in good shape.

Do not be afraid of going into smaller apartment complexes that you can build value in by doing a couple of things and raising rents.Your education will help you out.