It's on their timing, not mine or yours. 

Light rehabs where you can force a few hundred bucks of rent growth are gold for new investors.

smaller neighborhood strip centers are gold! 

All sellers think that they are sitting on gold, but mostly they don't want to do the extensive and skilled work to rehab a property, so don't be afraid to bring them to reality with realistic offer. 

But gold and silver to me are dangerous assets.  

Gold?? 

Their meetings can be a goldmine for networking and learning from local investors.

Many buyers who acquired properties in ill-advised locations right after the pandemic during the STR gold rush, are either struggling now or have sold off already.

They usually know who’s active and closing.Also, cold calling recent cash transactions near your property can be gold.

Mine usually don’t produce much at all the first 2 or 3 years.