{"id":8352,"date":"2026-04-10T19:29:45","date_gmt":"2026-04-10T19:29:45","guid":{"rendered":"https:\/\/realestatewealthnetwork.com\/blog\/?p=8352"},"modified":"2026-04-10T19:29:45","modified_gmt":"2026-04-10T19:29:45","slug":"real-estate-investing-in-a-down-market","status":"publish","type":"post","link":"https:\/\/realestatewealthnetwork.com\/blog\/real-estate-investing-in-a-down-market\/","title":{"rendered":"Real Estate Investing in a Down Market: Why I’d Start Over Right Now"},"content":{"rendered":"

Hey there, Cam Dunlap here.<\/p>\n

Let me say something that might surprise you.<\/p>\n

Most people think real estate investing in a down market is a mistake. Frankly, I think it's the best opportunity you'll ever get.<\/p>\n

If I had to start over from scratch right now \u2014 today, in the middle of all this economic chaos \u2014 I'd do it without hesitation. Stock market rattled. Tariffs STILL making headlines. Mass layoffs. A war. Geopolitical chaos.  The general vibe out there is that now is absolutely the wrong time to make a move on anything, so no one is.<\/p>\n

That's exactly why it's the right time.<\/p>\n

A Down Market Clears the Field for Serious Investors<\/strong><\/h2>\n

Here's the thing most people miss.<\/p>\n

When uncertainty goes up, competition goes down. <\/p>\n

It's almost a law of nature in this business. Fear makes the herd pull back. The amateur investor puts plans on hold. The casual wholesaler decides to wait and see. The person who was almost ready decides they'll start when things settle down.<\/p>\n

And just like that, you've got way less competition for the same deals.<\/p>\n

Warren Buffett said it best. When people are greedy, be scared. When people are scared, be greedy. Right now, people are scared. That's not a warning sign. That's your invitation.<\/p>\n

Foreclosure Investing in 2026: The Numbers Don't Lie<\/strong><\/h2>\n

The foreclosure rate is up. Significantly.<\/p>\n

Foreclosure filings jumped 32% year over year as of January 2026. More people are losing their grip on their properties than at any point in recent years. Enormous layoffs are happening across the country. People who still have jobs are clinging to them. And people who don't are often looking at a house they can no longer afford.<\/p>\n

That creates a tsunami of motivated sellers.<\/p>\n

I've been doing this for over 30 years. I've seen the cycles. What I can tell you is that the window right now for finding distressed sellers \u2014 the kind of people who desperately need your help \u2014 is as wide open as it has been in a long time.<\/p>\n

The investors who recognize that and act on it are going to look back on this period the same way the 2009 buyers look back on 2009  and say \"I wish I'd done more.\"  I\u2019m one of them!<\/p>\n

Motivated Sellers Are People, Not Data Points<\/strong><\/h2>\n

I want to pause here for a second, because this matters.<\/p>\n

A motivated seller is not just a data point. They're a person going through something hard.<\/p>\n

When someone is facing foreclosure, dealing with a divorce, or navigating a death in the family, they don't always tell you that right away. They go through stages. Denial first. Then anger. Then bargaining. Depression. And finally, acceptance.<\/p>\n

If you reach someone in the denial stage, they may not be ready to sell yet. That's okay. That doesn't mean the conversation is over.<\/p>\n

What separates investors who do deal after deal from the ones who quit at the first \"no\" is simple. The pros follow up.<\/p>\n

When you call back a seller 30 days after they said no, you send a message. You're organized. You're professional. You actually care. Most people who contact that seller never call back. When you do, you stand out in a way no script can manufacture.<\/p>\n

That's how trust gets built. That's when conversations turn into contracts.<\/p>\n

How to Find Distressed Sellers in Today's Market<\/strong><\/h2>\n

You don't need a big operation to take advantage of this moment.<\/p>\n

You need leads, a phone, and a willingness to be consistent.<\/p>\n

When I get asked what I'd tell a brand new investor to do first, the answer is always the same. Go to our motivated seller data. Pick up the phone. Start dialing. No virtual assistants required. No complicated setup. Just get in front of sellers.<\/p>\n

A few things to keep in mind as you do:<\/p>\n