@Kyle McVay I self-managed my first 5 units and then transferred all new units to a PM.

If you're trying to save money or learn by self managing that is fine... but then you have to deal with this type of thing.

"Good" areas will be priced high, "Bad" areas will be priced low. 

Most who respond recommend creative financing....seller financing, sub to etc. or using highly levered hard money debt. 

A Lot of turnkeys are going to these undesirable spots and its highly possible you'll end up with more liability with turnover rehab requirements.

There is always risk, and these are highly risky and regulated techniques.

Idk it could be me but nothing appraises high there.

After years of self-managing our single-family rentals, we decided to hire a property manager to provide full service management.

I'm not mad, most everything you said is (shockingly) incorrect and appears as though you actually don't know how IBC using high early cash value works. 

The high demand and pricing make it tough, but if you’re patient and find the right deal, it could be a great way to get your foot in the door with multifamily.That said, I’d also encourage you to keep an open mind about out of state investing down the road.