However, this seems to be changing and is expected to only get worse as interest rates rise.

I'm local to Wilmington DE - it's a sellers market right now - A LOT of what's available are class C+D properties and with any city there are bad pockets and good pockets, most of those are in sketchy pockets - I do believe Wilm is on the rise and will soon outgrow it's 'murdertown' moniker but if you're not local and don't know the town make sure to get some serious local boots on the ground. 

I am concerned if a contractor comes on this job site they will inflate the prices because they are finishing up someone else's work and they know we are desperate.

Here's what happened:https://www.biggerpockets.com/forums/55/topics/690349-from-bankruptcy-to-1-000-units-part-1-thru-the-dark-tunnelSo what did I do to rise from the ruins?

San Diego makes every long term list of highest ROI locales.For over 60 years San Diego has appreciated in the long term much faster than inflation. 

It’s still on the market, im being patient as I don’t want to buy something overpriced in this High rising market (who knows when a downturn will come).

Inflation rate, rent was below market value and you are bringing it closer to market value, huge increase in property taxes?

As we perceive the economy, interest rates, inflation, taxes and laws in today's terms, if we believe that none of those will change in the next 30 or 40 years, the numbers work.Since I buy "Subject To" and sell on Lease Option to Tenant Buyer's & get $20,000 to $25,000 down from them and cash flow $500 to $800 a month per property, the numbers Don't work for 401(k)'s and IRA's.

Here:https://www.biggerpockets.com/forums/55/topics/692382-from-bankruptcy-to-1-000-units-part-2-rising-from-the-ruins

If home rent is included in the stated cap rate of 14%, then it’s inflated.