Anyone that is looking at your assets is always going to need to factor in property management, so you can show that as a real expense (and really make it as high or low as you want).I work in a vertically integrated real estate and development company, and I cannot imagine how things would run if we did not have an internal property management company that essentially works for the other companies but also stands on its own.

But, if steady long term cashflow is a goal, with no management, one can always sell farm land on a low down private contract.

We are looking for low maintenance (so primarily new construction or >2000 and well maintained/rennovated) single family homes.

I've never really done a deep dive in analyzing the area because it is a retirement community, median income is very low, and there arent a lot of jobs in the area.

Consider a HELOC for value-added BRRRRs or flips if you have a low interest rate.

Looking for a house we could house hack, had an incredibly low interest rate on mortgage and house has increased in value about 42%, an estimated 180k in equity.

His credit score is fine but his income is showing too low to get the loan, so I though maybe I could use my HELOC to make the purchase and do a Lease to Own.

If before getting a permit you have to dance around for Code Dept officials/ city gov and crime is thru the roof, investments will definitely be low whether real estate or other, but it should be benefiting the city officials to keep things that way.

Here is a question i'm wrestling with and would appreciate any advice on: If you plan to invest in an out-of-state market, should you partner with an investing group based in that market... or would it make more sense to simply find the highest-quality mentoring program, regardless of location? 

I believe the one benefits most besides the politicians are those low quality tenants that are hard on units, pay late, rough on the neighbors, etc.