And in part, it depends on the investors and capital that you have access to (this tends to play a factor in many decisions when raising outside capital).If you do want to go the fund route, you might want to consider using Avestor. 

**“Kendric, first off, you’re already ahead of the game with your willingness to learn and adapt—plus, having a ‘mishap’ fund shows you’re planning smart! 

On the flip side the clients I fund in my land deals are doing very very well in the foothill subdivision 50 miles or so west of the springs.. but thats the land game buy low sell high.. cant wholesale that stuff it needs to go on MLS to marketed and turn around time is generally 90 to 180 days but nice margins for my clients ..

If I could rewind 7 years, I would’ve personally scooped up another property near downtown...prices were more forgiving back then.All that said, I’m curious..if you were getting back in the game today, would a condo with strong amenities but an unpredictable HOA top your list, or are you eyeing single-families for that full control?

Hopefully, 2025 will reward us all who have stayed in the game. 

As you mentioned those specific details about MTRs geared toward traveling healthcare professionals, these are things I think would help us tremendously as landlords because we play both roles.

If able, speak to them face-to-face at their work, your kids soccer game, church, whatever.

I am far from an expert in this field as I have been learning alot myself but cap rate does play a role in your type of business.

Like @Sarah Miller and @Marcy Albrecht said, you can buy places within the city limits but it's still about location. with that said, i'm always looking out for my end game. one of the issues with buying in certain parts of canton is that when you decide you're done, you may not be able to unload your properties.

Also keep in mind, terms other than price will play a role in getting you offer accepted too.