#2 Do not take a sellers, a wholesalers, or an agent's numbers especially their rehab numers or ARV's.  

I have seen in the past where if the investor handles the materials, they are more apt to change their mind and make numerous changes.  

Florida I come across numerous homes for sale by owner, or run down homes that appear to simply need a face lift.

I have been a merchant banker, senior executive in crowdfunding operations of yesterday, PM me I can tell you numerous stories of success and failures if that helps.I have been following AL market for quite some time and some of my investor friends admit their mistakes.

Given the numerous positives REI contributes to wealth building, continuous investing at any point in the economic cycle can still be a net positive.

He filled stadiums, sold millions of records and won numerous awards.

He has bought and sold numerous properties for my wife and I!

I've got houses in numerous towns across 4 counties. 

I look more at the credit report, rather than just the numerical score.

I would concur with the majority of commentators, including numerous lenders I work with, that we are likely somewhere in the 7th inning of the market cycle.