I’m seeing the same shift: light cosmetics are winning more often because they turn faster, carry less contractor risk, and keep you competitive on price; they boost rentability, shorten vacancy, and stack equity if you bought right.

crap I just wrote a long response and the site went down so here is the crib notes.1. ton of competition for investor dollars so investors look for highest returns and work backwards.2. sophisticated investors look at returns as a function of risk.3. less experinced investor tend to be bigger risk takers.4. to raise money one needs verifiable back ground and a deal that is simple to describe.

We left those strict - and noticed that we did not have as much competition as in the urban markets and our competitors mostly had strict cancellation policies as well.

The VA loan is better in every way as it requires no down payment, competitive interest rates, no PMI, and the entitlement can be restored and reused.

A peek online indicates that this is a competitive area, crossing fingers it sells quick!

Nashville has a strong investor scene and if you show up consistently, people take notice.As for the market, Nashville proper is competitive, but there are still deals in surrounding areas.

But the truth is, it’s a mixed bag right now, and success really depends on how specific and strategic you get.Near Disney/Kissimmee, you’ll find tons of demand but also massive competition.

Thanks I appreciate the ideas - would cut out reason for competition that makes sense From what I read here on your other responses, my best advice is go get a Real Estate license. 

There were 3 identical buildings next to each other that the seller owned for decades and all 3 went pending within a week just to give an idea of how competitive it was priced.

It's a fantastic way to maximize leverage and move quickly.Seller financing is another one I've had success with, especially when the seller is more focused on a steady cash flow than a lump sum.To add a few more to the list, I've also seen local investors:Use a HELOC for the down payment on a hard money loan to get to 100% LTV.Structure joint ventures (JVs) where one partner brings the cash (often from a SDIRA) and the other finds and manages the deal.Cross-collateralize other properties to secure the new purchase with less (or no) cash down.Especially with how competitive things have been around DFW, creativity on the financing side is what makes all the difference.