I agree. That is why investing for capital gains, AKA flipping (buying low and selling higher) is more risk than I want. I pick deals where cash flows positiv

I agree. That is why investing for capital gains, AKA flipping (buying low and selling higher) is more risk than I want. I pick deals where cash flows positively from day one. I have passed on several dozen deals and only purchased two so far. I have heard others say 100-20-5-1: Look at 100, put in bids on the best 20 (if they pencil out), maybe get 5 acceptances, choose 1. Those are averages, not direct experience, but it does encourage patience.