There are so many levels to fund and inefficiencies that errors and delays are likely to be amplified.A smart seller usually requires the buyer to at least be pre-screened through their lender as a condition to enter into a purchase and sale contract.

Sure there are always going to be a few people who can, but the fact is 99.9999% of people, no matter how smart you think you are can not see that peak, and can not predict what would happen after a peak.But in terms of flipping, as long as it isnt a black swan even where prices are declining 50% in a year or two, which by the way is likely only a once in a lifetime event, then you can still flip in a slowly declining market.  

Trying to be smart about this.Thanks in advance!

Then do your research and find a smart investment for the rest.  

Some of our tenants don't have computers or smart phones.

But giving up will not lead to anything - so keep going and stay smart!

Locally I have seen a lot of people that thought they were smart and they crashed and burned because the didn't understand the risk.

smart man 

You're smart.

My goal here is to share some real time date and info as to prepare investors to make smart and tough decisions as to mitigate losses and move forward.