Driving properties with distressed/add value opportunities and finding then reaching out to the sellers.Another way comes down to reaching out to as many Brokers in your area as you can and explicitly telling them the criteria you are looking for.

Although to be safe you need a PPM i think.and you can set that up that way as well..

What's driving your entry in appraising and credit repair?

I drive and old pick up, should I buy a Benz?

Maybe 15%, just to be safe?

It's hard for me to believe that the fundamentals will take a turn and that will continue to drive appreciation.

The market is saying that is a relatively risky propertyIf the property sells for $1,250,000 that is a 4% cap rate and the marketplace is saying it believes that to be a pretty safe investment.

People will always prefer to park their car in a safe place than on the streets.

I would also like to talk about how awesome it is to provide clean, safe housing to others that provides a good value for them and provides a real asset that produces cash flow for those willing to do their homework and put forth the effort.  

And this factors into an IRS safe harbor.