There are still plenty of non-homepath homes available, just be patient and work on networking in the mean time.I remember being frustrated for awhile when it seemed like every single property out here (that wasn't a total dump) was homepath and going OO immediately, but it only lasted a short while and then it went back to the norm... no properties available to anyone ;)

Because they were so off, I felt that I was either doing something wrong or the market was definitely too expensive for investment the way I have been seeing it.It also indicates to me that there may be some deals out there worth being patient and looking out for.

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Or if it something that can wait a year or two, you can be more patient and as you get more cashflow, you put the money towards a fund to address the issue in due time.

But other than that, stay patient and I am sure you will find a market that is right for you.

Now we are taking out what we can, finishing small repairs needed and going to patiently wait for our next deal to swim on by.

It'll be tricky to find a deal in SoCal and especially one that can accommodate my mom's needs, but I'm willing to be patient. 

Be patient and wait for the right opportunity that your numbers will support. 

I have been patient that they are doing their job to protect their investments like we would do.

Good luck, and you have a bright future, be patient and steadfast and you will be ready soon enough.