I have the funds for an initial investment but trying to be smart and patient and at the same time not be scared with making offers and pursuing houses. 

Increasing the NOI increases the value of the asset, hence, repositioning it.Drop & Swap: This is a 1031 strategy where you line up a patient buyer for the asset you are ready to sell and you find the next opportunity that you want to purchase.

Before when patients came in they were plentiful and on deaths door.

Can you still cashflow or can I still expect to if I stay patient and find the right deals?

There’s tons of houses and apartments being built all the time and I just feel like the value will continue going up if I’m patient enough (that could just be greed talking).

Just be patient whatever you do.  

Be patient and let her come to the realisation that she can not afford what she wants.

I am being patient and disciplined investor.

If you really want to do multifamily, then be patient and wait for that right multifamily opportunity. 

You just have to be patient.