.--- The tenants just won't cooperate:Yes, you can try to get in with a Legal Entry, but then they can easily sabotage the showing by:----- Being rude----- Keeping the house dirty (or worse)----- They can keep an aggressive dog in the house when they are not there----- They can deliberately leave an unattended minor alone in the houseYour current PMC should be taking the time to address and explain all this to you!

@Galvin Mendoza we manage a lot of larger buildings now that have a mixture of galvanized and copper pipes.

Depending on how long it will take to complete the remaining work and get the property sold, you could also try to find a larger general contractor; one that could self fund the work in return for a higher payday at closing.  

I think the gross % heuristic is cyclical and areas like Harrisburg have larger swings

A public insurance adjuster works on your behalf to dig into these details and get you a larger payout.

I’ve only had one prospect attempt the ESA dogs and then found out that they are a breeding pair and just had puppies.

If that's the case, see if your parents or another relative would be willing to cosign on this first house to get you started.You can also look for an owner-financed deal, but they are harder to find and they typically want a larger amount up front.

Or does it need to be one in larger cities?

They might work for smaller mom-and-pop units (2-8 units), but not for anything larger.Most owners of larger, more established multi-family properties don’t fall into the category of distressed landlords that off-market strategies usually target.

Housing prices in two of our larger cities (Vancouver and Toronto) are also crazy high (eg $1M to buy a starter home)...actually in Vancouver proper at the moment the cheapest home (single family, not strata) is $1.2M...surprisingly (to me) in Toronto the cheapest home on the market is $650K (ignoring some listed for $1 as clearly there is a catch).Our mortgages work differently than in the US, and what we get for rates are only locked in for 1-5 years (typically) and then we have to renew at whatever the current rates are.