New construction in a saturated market isn’t always the best play if you’re looking for steady returns.A place like Rochester has way better fundamentals—lower buy-in, strong rent-to-price ratios, and stable demand from universities, hospitals, and major employers.

Economic growth means higher household incomes, better employment rates, and stronger consumer confidence, all of which directly fuel demand for real estate.

Your tenants can only continue paying similar rents if they remain employed at similar wages.

The economy is rocking, we have full employment (~4% unemployment) and wage growth is still at 4%.

I am currently self employed as a GC with my own company: Carolina Premier Homes.

If you have your own business/self-employed you might qualify for a Solo 401(k) or multi-participant 401k whereby you can self-direct into real estate with those funds. 

Employers who prey on such vulnerable persons are screwed, and rightfully so. 

I think you have to employ mid term or short term strategies to get actual cash flow in year 1 on a 2-4 unit in a good location.

In Philadelphia the fundamentals are strong: leading industries/employers are in the Education and Medical fields which are known to be stable, proximity to NYC and DC, national airport, port city, affordability compared to mid-atlantic predecessors.

Alternatively the other side of the city (Pikesville, Towson outskirts) still decent rentals but they are farther from employment centers.