in a stick frame market and one of the cheapest markets to build we build with margin at $190 or so a square foot. that will go up over time about 5% or 10% a year to keep up with new build price increases. we are buidling a 3 story walk up and source some of the lowest priced crews.

I see off market properties weekly, talk to investors both new and seasoned daily and I am actively buying myself.

Market Demand: Buyers love move-in-ready homes, and flips are often the most attractive properties on the market.

Lenders do not look at your personal income or debt and will use the current market rent or lease (up to 120% if the lease is significantly higher than market rent or vice versa) as qualifying income.

As far as investing in the short term I feel investing close to home (50 mile radius) is the best option because you have a superior advantage by knowing your market.

Find someone who's doing what it is you want to do in the market you want to do it in and bring them value to learn.

Try networking locally with HML's who know the market. 

Just do thorough research on the local market and have a solid plan for managing the properties remotely.Good luck!

I'm also concerned about the real estate market as a whole.

Engage an investor-focused realtor/broker in your preferred market (this is not a residential realtor) and start 'tire kicking' the market and properties that fit your criteria.