Which is always a gamble and risk.

Subject to" is a gamble for both you and your Seller, but mostly for your Seller. 

Sorry i meant MLS, GA uses FMLS as one of the multiple listing services.. but anyways wholesale sounds like gambling... !!

Are there any offshore angles:- Is there potential for overseas sales or operations?

The thought is I could keep the same good tenant instead of gambling on an unknown tenant, the tenant gets continuity to their business instead of finding a new place for likely similar rent, and I get to increase my NOI for sale or refinance purposes.

Personally I lived in Seattle now Hawaii and I saw the light... need cashflow to eat (although i do admit that appreciation will make you rich)It could appreciate but I consider that gambling.

But it’s a gamble and I’m willing to take on a little risk.

Or is it too big a gamble?

I know trying to time the market is generally poor advice and more gambling then investing, but I am hesitant to start investing in a Roth now when the market feels like it is approaching a peak.

Some buyers are getting smarter about looking to see if permits were pulled and closed for work performed, but a lot aren't so it is a gamble at sale.