Your best bet is likely going to be trying to figure out some sort of seller-financing, or bring on a partner to the deal that can supply the additional cash. 

. :-)I would bet that rates will start to ease come spring of '24.

With $20k your best bet is to house hack a duplex in one of those areas.

These tenants are so big that obviously you aren't going to get a personal guarantee out of them, but they're also such a safe bet that it's not seen as a big deal.In the smaller range of 3-5 year leases and small businesses, you don't see a lot of NNN, and you see more personal guarantees for the first term of the lease.

I also have ours listed through Progressive through USAA.

You bet!

land in path of progress .. fix and flip JV deals.. etc etc.. at least for me.

Lesson learned - always bet on the horse, not the jockey.

My oldest child is going to college next year in a town where I could buy a house for $160k. I've got the cash to buy it outright, then let him live there, rent out the other bedrooms to classmates, etc. And ideally s...

@Samuel Choi, PropStream is likely your best bet if you don't have access to the MLS, but you'll have to pay for a subscription.