If you are not well capitalized, meaning you can not pay off the loan if called, stay away from sub to.  

Most have their own company's now and stay a part of the community to leverage each other.  

They sell you a package to enter and then find you people to stay and never paid you back!

It seems you and your husband have the ability to make a property more desirable and I would try to stay local for the same reasons you listed. 

The rental market is expected to stay flat or soft through 2025, then is estimated to start appreciating again once the new supply of multifamily housing reaches traditional occupancy levels.

But you have to ask proactively, and be mindful of how long you stay in forbearance to avoid long-term credit issues.🔹 Insurance Challenges – Even when insurance pays, it rarely covers the actual cost to completely rebuild.

I do intend to stay close to home - but home provides only annual opportunities and I’m looking for year round possibilities with tax deed properties. 

What if the person staying at your place signed a contract but their 1st payment check bounced.

I'm looking at small multifamiles and won't have an issue with capital thankfully.I am in Arkansas and looking to stay local-ish initially.

Stay for the forums, avoid the Bigger Pockets upsells and you will be golden.