Hey @Brody VeilleuxLets first dismiss some really bad info that was stated by others:Please, do NOT tell a hard money lender you are buying an investment property and then move into it!

I do tend to be someone who ask questions and only wants to hear what they want to hear, but at the same time if it's a bad idea.

But I'm not sure what would bring rents or housing prices down significantly other than the usual - a big bad recession. 

I am really inspired by people who a take something that 95% of other investors would pass on and make it work exclusively for them through sheer will and creativity even with bad market conditions.

A tenant doesn't qualify for a S8 voucher by making good financial and life decisions, so what quality of people do you think the system is dealing with?

We've had clients over the years who love Bronzeville & Hyde Park and have purchased large buildings with condo quality finishes or updated the buildings & are cash flowing while living in the building.

There is no given answer here, because the whole property needs to be relatively consistent.Kitchens and baths are the common answer, but if they are passable and you choose to invest in them anyways at the expense of peeling paint (or off putting exterior color) and overgrown landscaping, the appraiser and tenant will be walking up with a bad taste in their mouth, thereby not valuing the interior work you have done.But think about the general flow of someone looking to rent: more bedrooms will typically dictate more rent.  

I've seen a lot of bad excel templates online...

A nice home that may some day make a bad rental but a good primary home An exchange in to a state without state income tax to save that 10% in state income taxes.  

We finally close with title insurance.14. seller is holed up  its a massive hoarder situation as bad as I have ever seen.15. another 6 months to get eviction.so about 30 months later we finally take possession and bull doze house and built three new homes.  250k in out for 30 months  another 30k in legal fees..