In fact, 5-unit and up multi-families are off at least 20% locally and with a lot of distress.

Honest question, if I would have given you my 30k instead of buying my first distressed property how would that get me on the road to "greatness" faster than just buying a property and getting started on that path?

you can look off market, but off market usually means distress, and with distress comes risk. 

Owners with strong operating histories encountered buyers looking for distress, and neither side was willing to give.

We business partner and I started at the end of 2018, began with Drive 4 Dollars looking for distressed properties with potential and we actually found an owner who was very interested in our first drive - that deal was our first ever and only ever started on October 2019...a lot of back and forth, a death and renegotiation took place over period.

If that $100k investment threshold is something you've come across before, and see it in your future then I would look at starter-ish price homes in a growing areas and buy one slightly distressed one and add some work to it, plus keep rest for reserves.

Hey guys, I recently purchased a distressed single family home for 5000.

Predominate SP range is $180k-$240k with not a lot of distressed sales.

Distressed condition purchase.

For us, our tenant got a $250k compensation check for a distressing family matter and simply wanted somewhere to relocate to as he worked on those issues.