You have to concentrate on where and how you can get a down payment.  

@Kara HaneyThe economies capable of sustaining real growth in NC are seriously concentrated in the Research Triangle and Charlotte, which leave much of the state either depending on tourism or military bases or other niches.  

When I started my first fundings of turn key operators back in 2001 ish.. you had many of them concentrating on the HIGHEST return on paper deals.. and most of them that survivied and have thrived have done exactly what you did or do.. they move up in asset class and let those who are chasing paper yields play in those areas.Its a crap shoot that's for sure and many locals can pull off the lower end stuff but they work it day in day out its what they do and they EARN their dollars. 

We concentrate on both!

Furthermore, British homeowners contribute huge amounts to local economies across the EU, particularly in those areas with a high concentration of expats.

Only concentrate on one at a time so you don't get frustrated or discouraged.

That is when we found a problem and what gave me a brain annuerism and a stroke just 2 days before my scheduled preventive surgery from a specialist.I am going to try to leave you out from my problems and concentrate on yours.  

So its just not one size fits all. its regionalized and frankly if these folks starting out think they are going to  be investors when they really have no money ... and no skills.. then well like you said 95% will never do a thing.. while most should concentrate of getting out of debt and increasing their earning power.you don't get wealthy or a lot of earning power in the leverage rental houses game if you do not have a lot of liquidity going in.. and or can attract investors to help you or other strategic partnerships.And like you said you been doing it 15 years.  

Where are low income housing units being concentrated?  

When you do your issues with your agent will disappear.Agents that primarily concentrate their business on the easier home buyer market do not understand investors and do not care to deal with the additional work involved.