Lastly, if you are pitching your deal direct to sellers, REIT or otherwise, there will be a level of desperation in the sale, which they will capture on. 

The seller agent was asking for $75,000 and I made an offer for $55,000.The seller agent accepted.

Don’t stop at the MLS—there are REOs, off-market sellers, out-of-state owners sitting on properties they don’t even know how to manage.

Six months is considered a balanced market where the number of buyers and sellers is roughly equal and prices remain stable.

I have looked at finding an operator that would be open to carrying the note.A lot of businesses that sell for less than $3mil are based on SDE, Sellers Discretionary Earnings, which is similar to business profit, but you also remove any transactionst that would be related to the owner or one offs.

This is the reason why I'm a big proponent of off-market push marketing / direct outreach: I can consistently predict how many leads I generate based on how much marketing I do.You're going to want to get a large prospect list that has motivation on it to start. 

I'd stress to the seller that you're a serious buyer and will not nickel and dime them on price outside of unknown issues (i.e. basement) 

At The VillaRealty Group, Leslie Villareal (Qualifying Broker & Owner) helps buyers, sellers, and investors create long-term success by finding the right properties, managing renovations, and securing quality tenants.What made you interested in investing in this type of deal?

In a buyers market risk is lower, but in sellers market I suspect many have overpaid for their upleg more than the capital gains they are saving.

The investors I know that do this to scale either get their deals direct from seller, or from an auction, or from a foreclosure.