In my opinion, rentals are best if you can get a house at a substantial discount to account for inflation.

The majority should know what a deal is for an investor, may have clients selling at discounts or at least have connections that can help an investor.

Existing tenants = discount.  

However between discount at purchase, value add, and appreciation is up ~$700k in 2.5 years.  

Another way is the BRRRR method—buy a rundown multifamily unit at a discount, fix it up, rent it out, and refinance to buy more.

Option 1:30 Year FixedLoan Amount $202,500.00LTV 75%Discount Points %0.00Prepayment Penalty (3/2/1)Interest Rate % 8.225Origination Fee % 0.00Underwriting Fee $1,645.00Monthly Mortgage Payments $2,018.76Broker Fee % 1.25Cash From Borrower $78,081.01Option 2:5/6 ARMLoan Amount $202,500.00LTV 75%Discount Points %0.00Prepayment Penalty (3/2/1)Interest Rate % 8.025Origination Fee % 0.00Underwriting Fee $1,645.00Monthly Mortgage Payments $1,990.40Broker Fee % 1.25Cash From Borrower $78,052.65

However, I could see that changing in the next 18-36 months, and as someone else mentioned, maybe you are able to get some sort of a discount today and in 3-4 years you look like a genius. 

If it were me, I wouldn't sell at the discount.  

All clients were able to negotiate sales prices below asking with an average discount of nearly 3%. 2/3 included  average seller concessions that averaged $15k. 

@Ashley Ernstjust curious, are you truly buying it at such a discount that you don't need to do any improvements and you're hoping for a higher valuation?