To keep this a profitable venture we will make up for low COC yield via equitable gains and to best get that is in strong expansion markets, sizable growth expansion markets with well founded metrics to rely upon.

You really can’t rely on those estimates.

You can't rely on your real estate agent to choose your offer price as they can not do that.

In our market its 6 months to redeem in this situation so many investors who rely on hard money to buy these deals don't want to wait the 6 months and will pay the company that bought the redemption rights 5 to 20k to release them .. ( just a time money problem).you can wait it out if its only 90 days if they don't redeem its yours.. if they do you get your money back and in our state a statutory interest rate.

If you buy with cash, you won't have any left to get the next one and will need to rely on cashflow of this property to save up for the next one.

However, about 80% of my tenants pay the termination fee because they are responsible adults, they like to know their final cost rather than taking the risk of a rental sitting vacant and costing more than 30 days of rent, and they want to walk away with a good reference. 

., we preach "land of the free", where an adult person is supposedly allowed the right to make decisions, good or bad, for their own health and safety.

Rely on your inner circle, and expand from there! 

Purchase price: $200,000 Cash invested: $48,000 Sale price: $364,990 Active adult community (55+) single-family home bought during COVID.

Purchase price: $200,000 Cash invested: $48,000 Sale price: $364,990 Active adult community (55+) single-family home bought during COVID.