I think I'll start out where I live and probably branch out outnof state once I build my knowledge and experience. 

Hello, it is a owner passed and child wants out because they are absentee, no section 8 and the tenants have lived there already for long time 13, 6, and 4 years with no desire to leave as long as I can keep the rent same or close to same and they are willing to sign 3 year leases.I have looked at single family houses and have not found a deal that compares.

Oh I agree with you if that rent will be a business income to live on vs just an unrealized gain.

I think this arrangement can suit both parties, he wasnt going to be able to keep the house but can still live there for super cheap.

Quote from @Christina Weaver: Hi, @Steven Hamilton II  my husband and I live in California, a community property state.

I specialize in creative rental investments such as STR & co-living. 

@Marcus Stokescan you start with a live-in flip or house hack instead?

I currently live in WA state and invest out of state for buy and holds.

If I were investing in eastern WA, or where my extended family lives in Pennsylvania, those 100k houses in good condition are a real thing there.  

Where's the living room?