When an individual property is distressed and hits the market, it's not going to have those instant 12 offers and bid wars flaring up over them that you will see with those purdy perfect white picket fence Hollywood dream homes in areas with optimal school districts for their kids, etc. 

bought house and instantly appraised higher at purchase Lessons learned?

.- Deal Finding: If you bring a good deal or find a good deal then you are instantly adding value.- Niche Knowledge: (STR rules, ADU's, Zoning Expertise, down payment assistance programs, AFH, Opportunity Zones, etc)- Discounting: (If you are new you could always discount your services to add value (reduced commission for brokers, lower management fee, reduced fees for JV's).- Superior Service: Somewhat counterintuitively you can actually add more value despite being new.

The issue I am running into is that I am now in college and not employed , when they hear that it’s almost an instant no which doesn’t really make sense to me because it’s obvious the mortgage payment is made from the rent.

I know a decent amount of people who will flip condos, so maybe you could find something that needs work and fix it up before you move = instant equity, then sell after living there for two years and don't pay any capital gains tax.Happy to connect you with some good people if this is something that you really want to do.

OK quick advice so I'm refinancing my duplex I've only owned it for almost one year, The real estate market is hot out here in North Idaho the home gotta appraised for 100 K more than purchase price They only give you 80% of the appraised value with a cash out refi , I was hoping for more but they're only willing to give me 17k at the closing table, It will raise my mortgage $200 monthly from 1880 to 2080 Since I'm house hacking The $1400 for rent on the other side supplements my income Which leaves me not having to pay too much to cover the paymentI've been going back-and-forth, but I really need to pay off $17000 of credit card debt It will raise my credit score significantly at least and then I'm thinking 6 more months down the road I can move it to a conventional loan or take a take advantage of FHA Program that lowers my interest rate if I have a good credit score to lower my payment right back downMy credit card bills amounts to 490 monthly( This is just the minimum payments) If I do Go through and take this to the closing table I will be saving $300 a month instantly By having to not send out 490 monthly in cc bills although my mortgage will go up $200 should I go through with it or try to plug away at the cc debt for the next year !?

Whatever you choose to do, mailers, cold calling, drive for dollars, just know that most people try it, don't have instant success, and then quit. 

@Lamont Marable I think you just answered your own question ;) population decline does not instantly mean there is no viability in the market or you can't do well as a property owner.

We had shared the same loan officer from the same institution, this created an instant form of connection between us.A word of advice to agents.

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