When the cash flow dries up, they will pull stakes and move on to the next get-rich-quick scheme and leave the Landlord hanging. 

When the deals began to dry up I moved into private money and rehabbing, specifically the 4R strategy, Rehab, Rent, Refinance, Repeat.

Not dry closings. either way is fine..

As far as DR, I laughed out loud at @Bob Bowling comment, but he's dead on.

I will interview his past Sellers to find out if he did everything he promised or left them high and dry.3) Excellent knowledge of the construction trade, cost estimating ability, local code and zoning laws, and project time schedules to bring a rehab in on budget and on time and in conformance with the law. 

A 9% cap rate on a particular property might seem very high to an investor in midtown Manhattan, while the same rate could seem very low to someone in Upper Dry-Rot County.I don’t want to invent any new terminology (we have enough already) but perhaps a way to wrap your mind around this is to start by recognizing that the market cap rate is, as I said, the rate of return other investors are actually achieving for a given property type in this location.

Originally posted by @Justin O'Malley:Hey BPers,So I've been brainstorming about how to start stacking up my finances to come up with a down payment...I have a nice truck but I can't sell it because I use it for work and it's nice having a car nice enough that I don't have to worry about it starting up everyday.I came to this realization....the only considerable amount of money to my name is what I have been putting in my 401k....I don't mean to be critical and supercilious as the once-owner of a bought-new 2009, bought-new 2012, and current owner of a bought-new-and-finally paid-off 2015 Toyota RAV4 that I intend to drive into the ground, I have made my mistakes when it comes to automobiles and they have bled me dry for a long time.

These are the people that do the work that no one else is willing to do, harvesting crops, digging ditches, cleanup and all other forms of outdoor manual labor in the baking dry heat of Central California.  

But my debt is backed by a solid income and excessive cash reserves that would make @Joe Villeneuve tear his hair out.

I have seen deals that people are buying today that make my hair stand up.