So, you desire to "help" folks.

@Jay Hinrichs, with hope to close Q1 2026, what factors play into your willingness (or not) for any type of price drop to get a deal done in desired timeframe? 

If you are able to find / connect with one and build a relationship I'm sure you can ask them to lend prior to the auction if you give them the desired property, purchase price, ARV,  amount of rehab, etc.

Less desirable neighborhoods are more likely to see cap rates upwards of 7-8%.

However, if you truly desire to walk alongside many "successful" investors then you'll face yourself in the mirror and say "I am a successful real estate investor".

Since I buy in desirable areas, no rent reductions or incentives.

So will have a lot of variability when it comes to desirability and rents/home prices depending where you are at specifically. 

If you are honest with yourself, you know whether it is a desirable area or not.

Do you have desire to be hands-on or less involved?

Pick one you can live in the smallest least desirable section.