HI Guenevere, You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% FHA with a few exceptions.

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions?? 

You'll definitely get the long term appreciation in the San Diego market since our supply levels remain low which helps to insulate our market here, but it will be hard to cash flow on immediately unless you use one of the above strategies I mentioned. 

Quote from @Pete Galyon: Your profile lists around 30 markets.

He didn't want the walls, so he could  keep his cost low.

He started doing small, low-key investor dinners where everyone could swap stories and insights, no hard pitches, just good conversation.

Thinking about marking them up 20 percent and chsrvyhg interest in the low teens.

Conversely, when property prices are low, rental demand decreases, causing rental rates to remain relatively flat or fall.How can you identify cities that are likely to have significant and sustained appreciation and rent growth?

In my experience, Section 8 tenants are low-quality.

"Mileage" from both of them depends on an investor's overall tax profile and tax strategy.