I bet of this list I have about 30 actual usable addresses tops, and of those there will probably be no motivated sellers, and I saw literally none that were 10+ unit buildings.

@Colton Goodrich - if you are not working with an agent, realtor.com is your best bet.  

In my opinion, if you think you've got just a screaming deal it might be worth it to send in an LOI and make the $4-500 bet and get an appraisal done on your own.

(That's probably your best bet to beat the GC quoted price.)From what I have heard, the HD listed subs are on the very high end price range, at least in this area.  

At best, they will be stable for a few years, but I would not place bets on it.Just to give you an idea, here is the 5-year chart for the largest REIT holding in my portfolio: Anything that makes a run like that is at the tail-end of its growth, or assuredly ready for some correction.

I live abroad now and have no W2 or way to evaluate properties myself so I'm thinking that may be a safer bet rather than buying more houses..... not sure. 

In short, most of the investors are guys who have made a ton of great bets and investors assume their participation means something.As to the actual opportunity itself they are certainly overvalued for the time being based on what is there today but I would assume one thought investors have is that they will build up a list of ready buyers and cheap capital.

As to cash out refis in the secondary market, these loans can be offered and then taken off the table depending on many variables, you can't really say they will be available in 3 years or even next year, portfolio lenders can be a better bet, but they too can put the brakes on with non-owner occupied cash out refis!

My bet is the agreement is actually 6% total commission out of which 2.8% goes to the buyer's agent w/ the remainder to the seller's agent.  

If at any time you're properties pave the way for a lawsuit don't bet the house they won't take advantage.