@Hyrum Shiner There’s way too many great deals to get caught up rushing to buy one.

Last I looked inventory was up significantly (I have not looked recently) which indicates near term appreciation outlook is not good.My local market is similar, flattish recent appreciation and cash flow is down and inventory is up.  

@Connor Wohlenhaus I'd recommend looking up the terms and service you signed up for and see if you are even entitled to a refund. 

I assume any/all water has been cleaned up to prevent mold/warping. 

Because my ROE is so low now at about 1.8% and I can't tap into that locked up equity im debating selling so I can put that locked up equity in the stock market for an average gain of 7%.  

I feel ike I have screwed it all up so I dont mind sharing those expierences so you can avoid them!

Is there another asset class that has caught up I'm not thinking about?

You're looking for a unicorn property in today's market - in every part of the country.If a real estate agent or wholesaler finds a motivated owner, there are probably several investors ahead of you in their databases.You have 3 options:1) Contact a few agents - and then wait, and wait, and wait...2) Pursue major fixer-uppers that scare off most other buyer competitors3) Start building your own network that you stay top-of-mind with, so you are their first call.Good luck!

If you haven't already, make sure you're up to date on local laws and building codes. 

If you dont mind stairs that opens up more opportunities.