But you can never know the exact best time to sell (or buy).When price corrections happen:      1)   Some investors will lose their properties due to no cash reserves, or no credit reserves.      2)   Some will lose them due to lack of knowledge or not having a market appropriate strategy.      3)   Some of them will lose them because they over-payed, or bought negative cash flow properties, or bought properties they don’t know how to manage (or have a good manager for).Good Luck!

I love MTR, it's my primary investing strategy. 10% CoC is tough to get that to work in Austin right now.

Perhaps he could implement some other tax strategy to offset the distribution.  

If you aren't doing that, I don't believe your strategy is "wrong".

I am open to other markets in Beaver County but I am not as knowledgeable on them, and since multifamily are hard to come by in my target markets I am ok with being creative with my strategy (rent by the room, live in the basement and rent out the rest, etc.).

If you want to do partnerships please make sure you have a formal partnership agreement with one of two real exit strategies written into it that have been well thought out for what happens if one partner needs to sell his interest, if both partners want to sell, how you’re going to get it valued, just think about it.

So the success rate using alot of these direct to seller strategies are low.

Curious if anyone else has implemented this strategy and is willing to share their experience?

But, they are questions to answer on your own that could help lead to to a strategy. 

Climate change is a serious variable and definitely should be accounted for to the best of your ability in your investment strategy.