That is why BRRRR (Buy Rehab Rent Refinance Repeat) is so popular.

The problem many of us run into is being in New England, many of the markets are high cost, high appreciation markets that we either can't get pre qualified for, or even after moving out will struggle to cash flow.Another big constraint is that many of us have W-2 jobs in engineering that require some days in the office, and these types of higher paying jobs are primarily in major cities (most of us are in the Boston area).Lastly, a lot of us have significant others that may be less interested in living somewhere "random" because it makes sense as an investment.

And or they simply dont understand their target renter market as they have never lived in those type of neighborhoods and just have no experience with the life long renter.

with your criteria, why not just be an accredited  investor and get into some type of syndications?

Super cool idea I think - win-win for everyone, you make extra $, cleaner makes extra $, guest gets what they want and can have a unique memorable experience.Opens the door for lots of different "package" types What's the downside?

These types of properties require experienced management to navigate the challenges effectively.

Most non-qm loan products will never have a 95% LTV due to the inherent risks associated with these type of loans not being traditionally backed by fannie or freddie (investment banks).

At my point in life everything I own is both a cash flow superstar and appreciating nicely, because I'm invested in growing, popular areas.If I was just starting off now, I'd probably be aiming for value-add in good areas where I could either live there while improving the unit(s) - ie a duplex, triplex - or where I could trade sweat equity for profit, or both.

there you go. the problem is appraisal. comparable sales, and your approach to building an ADU against the recommendation of your market. super beginner strategy it's popular in ohio as well but just not worth the investment. 

No reason for me to go the through the hassle of the sale process unless there is some type of gain which the investor is open to and this is where I need the advice.