Any LTR opportunities for non-cash buyer in this seller's market?

[Julie Sisnroy]

I have been on this forum for days now and it is becoming overwhelming and discouraging.  Clearly, we are in a seller's market pretty much across the board for most areas.  From reading most of the forum posts here, all of the markets I am considering (mainly SE) are so competitive, it would hard to participate in a bidding war as a non-cash buyer.  I do not want to buy in a low C or below neighborhood as an OOS investor.

As someone looking at LTRs, appreciation is key.  Are there any places with growth potential and appreciation a non-cash buyer would have a chance? I have about $60-70K available for down payment for a long-term buy and hold, which allows for property in the 300-350K range.  I do have 3 properties I could refinance for cash-out which is not ideal and would not get me to 300K.  

Any pointers for this conventional buyer? Open to creative financing within reason.

[Joseph Firmin]

You said for "LTRs, appreciation is key" - why? If you are invested for cash flow and it is in the stable market and your goal is income, then why do you need appreciation? I'd focus on the goal you are trying to hit - then the strategy may reveal the best way to hit the goal. Maybe consider a STR in a market that doesn't work for LTR... If you can't find a property on the MLS where you are looking - try direct mail. There are deals, don't be discouraged.