This 100% “I'd encourage you to look at buying the property that you want to own the most 10 years from now rather than the one that gives you the best cash on cash return in years 1 and 2.” 

When starting out, I would encourage you to ask yourself a couple of questions to direct your learning.1.

I have no clue on the truck but wanted to encourage you.

Thanks so much for taking the time to respond, Stephen - I really appreciate the advice and encouragement.

(If you can't get in the door on your own merit... maybe you shouldn’t be doing this.)Encouraging students to utilize his private Facebook group members to post fraudulent reviews for other students websites in order to boost their search results and by doing so intentionally misleading sellers as to the students knowledge, skills and ability to closeInstructing investors to deliberately target and befriend nursing and assisted living home staff in order to gain their complicity in preying upon patients and residents. ....

Many of the folks on our handyman crew live in sober living and they've encouraged me to pursue it.

my point is cash for keys encourages more cash for keys and ends up costing LLs more in the long run. 

They’re offering just a token increase to the deposit, and my realtor is encouraging me to give them more time since there weren’t multiple offers.My concerns:Contract has technically expired after extension.Deposit is small and currently stuck in escrow.Buyer hasn’t been transparent about their situation.I don’t want to lose more time off-market, but I also know the layout limits buyer pool.I could, in theory, always draft a retroactive extension if they really got their financing together later.Question for the community:If you were in my shoes, would you enforce the contract and re-list now, or grant one final, short extension but only with a substantial non-refundable deposit? 

@Eric Gerakos Thanks for sharing your perspective — that’s a great track record, and it’s encouraging to hear how focusing on better quality properties has worked out over the long term.

i don't know a lot about you, but i encourage new investors not to buy something just to "do a deal," but to be patient and potentially spend a significant amount of time looking.