I understand the eagerness to get started, but slow and steady still wins the race.

@Andrea Lauritzen - Speaking as a native and an investor, Louisville is a great city... slow but steady appreciation and you can still find 1% deals if you look closely enough.

Between the steady cash flow and appreciation you would be set. 

Renting offers steady $4,000 monthly income, long-term property value growth, and potential tax benefits.

It’s the same temperature right now in MN as is it is Vegas.

In other words, the property will never hit the market during this down cycle, but instead hold steady until the market rebounds.For any property that a bank wants off their books, most are being sold in a short-sale capacity.

We have been steady all through COVID to now. 

Seller financing is a great way for the seller to avoid a lump sum capital gains tax, and still make steady/expected income on a property even after they sell it. 

Proximity to job hubs or universities ensures a steady pool of potential tenants, minimizing vacancy periods.

I was able to use the rental income to pay off the mortgage on the property and generate a steady stream of passive income each month.