House hack another property with a low down payment loan and use the remainder or the proceeds to either renovate or purchase another investment property?  

Investors who are active in gathering data on local trends while working with knowledgeable agents are able to pick neighbourhoods poised for growth and also comprehend how to best mitigate their risks as they prepare to maximize their return.Myth 3: Distressed Properties Are in Bad LocationsAnother misconception is that distressed properties only exist in bad neighborhoods.

One with low cash, one with some owner financing and a little less price. 

Which neighborhoods should I not touch and which ones are ripe for the picking?

I feel I'm on the low end, but my COC return a year later is roughly 14%.

We are in a constricted market cycle, low volume, strained budgets, high costs.

Cost to Rent vs Own and Return to Work PoliciesThis can mostly be attributed to the massive increase in home prices, particularly from 2010 to today, making people opt to rent for longer, especially today in the elevated rate and home price environment making renting the substantially cheaper option, on top of historically low inventory to choose from.

@Andrew Katz new construction in a Class C neighborhood?

@Jai Windish I don't know the neighborhoods of Peoria, but what about something like this: https://www.realtor.com/realestateandhomes-detail/1025-N-Uni...?

The appraiser gave the house a low score so the bank said it is a risky investment for them and gave me a 70% loan.