To me, if an area seems "favorable" from a google search, I'm too late on it.I would challenge you to dig wayyy deeper. 

Business does not mix and the outcome can be emotionally devastating.

I would definitely dive deeper and get a better understanding of the legality of renting room by room in your area.

It's a handy rule of thumb, but detailed analysis is crucial for precision.Let's dive deeper.

Then I'd buy some properties in growing areas that fit your risk profile with as little or as much down to make it flat to intrinsic(DSCR 1.0 to 1.25) via MLS or distressed and fix up(time consumption being a factor) and go deeper into these areas than wider in your reach.

It's an excellent place for both new and seasoned investors to gather, network, and delve deeper into specific investing topics or strategies.If you plan to use private or hard money, the barrier of entry is a bit tougher for new investors.

Is there any particular thing that you have found that helps a person sleep deeper and longer?

Remember, when rates drop then you can refinance and benefit from owning the property and having a lower rate.If you wait until "rates come down" then everyone will be in the same race and someone else with deeper pockets may beat you to the property. 

One more tip – people remember stories that trigger their emotions.

As much as my home comes with the emotional attachment of all the work I have done, I do my best to look at it as a tangible asset and how I can best utilize the equity for growth.