But your statement about people selling before "more regulations lick in" is inaccurate.Quote from @Christy Flora: So, here's the thing I've found.

I don't understand the thought process that investing in real estate to rent is a good investment but investing in a  home to live in is not.

Your either going to beat your head on the wall because of the debt and stress about it making money or stress that you paid all or a substantial amount of your cash when you go all in. i understand this will be unpopular for a lot of BP viewpoints but it worked for us, we own 2 STR that we owe nothing on now and purchased both for 670k and have a real value of $1.2-1.3mm. it requires you to put a lot of your cash back to your reserves but you have it all to do it with.Personally we believe in ourselves and our ability to pick high producing properties(that is the very first and foremost consideration) then we went all in and never looked back, 2 years later bought our second STR with mostly cash. 

Unless there is an issue within 30 days of the tenant moving in. I

I want to keep this property and also look for more distressed homes without having all my money in. I

If you are, it all just depends on the area you are wanting to purchase in. I

Ignore the move in I see your second post saying commercial.

It’s a lot to learn, but I’ve been trying to take it all in. I

I don't care what state it's in...I just want to know where to get it. 

Getting them in is easy, getting them out can be not so easy.