I am an ultra mega Pricelabs fan boy.

I am just getting back from the ultra-marathon I was running and a quick scheduled trip for right after.We are already in the Oklahoma City market.  

It means raising more investor capital and being ultra-selective about which markets you pick.

We also tend to use that capital for ultra-short-term transactional funding or for funding deals in our name and selling them off instead of hitting lines.

I’m ok with distressed- as Im confident I can keep reno cost ultra low Or should I look for turn key first?  

Typically micro units are demanded in cities with ultra high costs of living like SF, SoCal, and NYC and even then there's a lot of backlash from developers building these micro units

He could afford a bigger home, a newer home, an ultra luxurious high end neighborhood, etc.  

But someone else funded it and the owner of the TK was also a mortgage broker and they did about 100 homes in this one town ( all in the lowest price ranges) Many never got rented all of them had conventional loans on them and ALL went to foreclosure over the ensuing years as investors just walked.Out of area investors Need to proceed with Ultra caution and make sure those they work with have impeccable creds..

Secondly the community is being destroyed by the ultra rich buying up all the housing as 2nd homes and leaving those houses vacant for most of the year, add to that any "affordable" condos ($600k+ 1 bed 1 bath) are being used for short term rentals.

This is how prices will come down, and it won't be a daily discount thing, it will start like molasis speed, ultra slow, and over many months grow momentum IF, and here is the big X-factor to it all, IF they need to.