I recall closing on several small multifamily deals that year and joking with my broker that "the time to make money in real estate is when you buy it."

I would say that as long as you are close to major hospitals, universities, company headquarters, airports, tourist attractions, or beaches, you'll generally be pretty safe in getting your desired return.

We have clients in Tacoma that are in the same boat, they've been investing in Idaho since it's so close and it's a VERY landlord friendly state. 

What are the typical challenges after you close on a new purchase?

In the Denver market, a lot of times sellers want buyers to close quickly.

I've found a couple of options, but not sure how legit they are:-Delayed financing prior to 6 months, but only based on purchase price and closing costs, not ARV which isn't ideal.

More buyers will come into the market, which will end up bailing out those who are close to foreclosure, but just need to survive till their properties purchased.  

Currently, I'm closing 2-3 deals per month.

Last month in February, 1,000 for sale closed in Wake County. 

Starting with closed sales; which have dropped 28% from what it was in the previous month, to median days on the market which have risen 13% from the previous month indicating a slowdown in the rapid pace of the market.