Apparently some of these people didn't pass math class.

Using back-of-the-envelope math, let's assume you think you think that the price of this property (or a similar one) could fall by just 3-5% at any point in the next 12-24 months as the weakness plays out. 

Seems like these days people are so eager to jump in they forget to do their homework first! 

[need to be more specific, you could name 100s of towns by this generic wording, you want us to do your homework for you?

At this point, it just becomes a math game and taking their estimates and negotiating with the seller to come to a price that makes sense given the state of the property.

You've done your homework, you have a plan and know the risk.

Hard Money may be an option - but that all comes down to math - both in how it will impact your return, and the LTV a lender will be comfortable with --- though you are correct that if you are newer in the industry, it may be harder - and you will most likely pay alittle more as well given the lender risk. 

If you are banking on appreciation or an ARV that will support the BRRRR strategy I would suggest doing your homework on property values for similar properties in the immediate area.

Remember, operators make around $3500-6000 (maybe off a bit, please correct me if you find more accurate numbers) per client, so if they are lisenced for 6 and are full, you can do the math.  

Account Closed  It seems like the math works out on turnkey properties but I'd love to hear why you think it'd hinder my progression?