If you want cash flow to live off of, pay cash for properties; however, the S+P 500 provides a better historical return than rental properties bought with cash. 

I wish I bought more in this neighborhood.

I bought a 3/2/2 SFH1000 SF, move- in ready ( built in 2003) for $165k but they wanted $175K but I paid cash & closed quickly. 

We bought for $379,000 3 years ago and I could sell it today if we wanted for $475,000.

Quote from @Matt Wan: Quote from @Rick Albert: I bought a few out of state without ever seeing it.

It appraised for 10K more than we bought it for, its in a great area and will only appreciate over time.

It cash flows a bit, nothing life changing.I bought a second duplex in LA this year that I am currently house hacking (live in one unit, the other is LTR).

In the same city they have 5 more locations ( bought after this one ).

After literally years of looking (since 2022) I bought my first property a few months ago, so I feel extremely qualified to give advice (many people earned lots of equity during the pandemic appreciation-boom if they bought before 2022, but out-of-state investors getting started AFTER the 2022 interest rate hikes are few and far between). 

(Only if you are SERIOUS about real estate as your wealth/career vehicle.)Make sure you join a brokerage that is large, established, and has a reputation for top performance and excellent training.Once you learn the basics and get out into the field to see the state of the market, you'll learn the price points and be able to know a good/great deal when you stumble across it.I have made some of my best (most lucrative) buys from meeting with a seller who wants to list, and when we discussed the price, I knew it fit my parameters, so I bought it!