Part of the problem we are encountering right now is people have not and therefore those over inflated values are now the norm.

I got caught and lost my money and more and more people are also reporting similar circumstances. 

On the other hand people keep telling me there’s never a “good or bad time to buy”.Sorry for the barrage of questions but would really appreciate any advice/insight!

We operate a pretty substantial investor Agent team here as well, and are very involved in education and helping people build and scale.  

.- Warm sellers (i.e. referrals and people from agent's database) may already trust you and just want to meet to get an understanding of the process/next steps.

Based on geography alone, I am sure Philly has a very long, difficult and expensive process involved in removing these people. 

I would welcome any scripts or guidance from people who have had success in this area. 

We had people there for 2 months that smoked in the house.  

Then you'll close your BP account and go into hiding, not wanting to admit your failures and will forever curse real estate investing as just an alternative to gambling.So people underwrite to decompressed exit caps because they want to be the guy in the first example. 

@John Mason, lenders will look at your credit history, income and assets held to determine your eligibility for a 15% down payment conventional loan.