And in terms of condition of property to look for, obviously something that is more distressed could be good because you can gain that equity through some work, but its tough in boston (so much competition, cash buyers etc).

We want to explore that philosophy in the multi-family market.Another reason for us looking at buildings that are not for sale is that we are trying to reduce competition.  

With negative rates starting to spread globally, this continues, but is slowing.  

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So, if there is a turd in the toilet, I know I'm getting a good deal because it eliminates 99% of retail buyer competition, and it is usually an easy fix: 1)turn on water, 2)flush, 3)replace toilet for $100.Oh, and one of the more ironic ones found once was a complete VHS set of a get rich quick real estate guru package ... it was in a foreclosure I bought, so I guess that particular system did not work as advertised.

Aloha @Nicholas PriceIt can be tough to invest on Oahu, since it's very competitive and we are in a seller's market, but there are still some gems to be had if you have the patience. 

I know there is a lot of competition out there. 

You now have competition because I'm considering buying it for myself. 

Given the competition in the Texas markets, it should take you about 35-minutes to find a "real" cash buyer. 

You can hire a local appraiser and pay him/her for their professional services, or even a veteran broker in that immediate marketplace...also it is not a bad idea to preview homes for sale (the competition) and kick around open houses, that way when they sell you will have a decent perspective on value since you have already been inside the property, forget Zillow...just my opinion !