If sales are increasing and listing decreasing not hard to see. 

If we carry reserves and buy properties that have little to no risk of extended periods of vacancy or permanent decreases in value, we don't have to lose sleep over debt.

We want to tie up the deal and show them that we're willing to do it at a 7.5% cap rate on the correct numbers, but we can't get the correct numbers until we're in contract and we don't want to retrade If the numbers were misstated (that never goes well in our experience).Has anyone ever written an LOI that says something like this:Buyer and seller agree that the purchase price is  calculated by applying a 7.5% cap rate on actual annual income and and expenses and any decrease in NOI actuals from the OM will be reflected in an adjusted offer price.Any ideas?

Home prices decrease after you buy (always a potential risk).

Increasing income, decreasing expenses.I prefer to target increasing income, because expenses can only be reduced so far until you start skipping critical maintenance and generally skimping out. 

Advanced building technology hasn't decreased overall cost.Whomever solves this problem will have opportunities everywhere.

Found the deal on the MLS and we negotiated using the estimated rehab costs like a new roof to get the seller to decrease the price of property for us.

In general, condos are the first to decrease in value when the market gets tough and last to go up when the market gets hot. 

High Interest rates are decreasing and limiting buying power to the new investors trying to start.

.: Start with a house hack.I would love too if I wasnt a family of 7 and school debt that prevents conventional loans until debt to income ratio is decreased but something will pan out just have to work hard nd learn even more