Hey @Nathaniel C. - I think the best suggestion to the owner would be a sale leaseback option as a way to incentivize them to think about pulling the trigger sooner. 

Lenders will use this form to do the math from your tax returns:  https://content.enactmi.com/documents/calculators/Form1038.C...In most cases rental property when the LO knows what they are doing will at worst break even.

Quote from @Allan C.: @David Charles Edwards to reinforce your preference to not move around a lot, making your rentals your primary residence won’t get you that far.

I've owned a triplex in a C neighborhood for about 3 1/2 years now. 

I'm looking to exit of the Midwest - I've gotten different feedback on appreciation in Indiana but so far I don't think it will outpace the property tax increases, 17% (on nice suburban home) and 16% (Class C) recently and repairs on Class C.

Thanks @Evan C. and @Alexei Semenov greatly appreciated!

Quote from @Josh C.: A president talked about rent control.

I work with a ton of investors from Cali and they tend to go for the B- / C+ locations here like North Hilltop, North Linden, Eastmoor, Southern Orchards for all of the growth tenant pool, and positive cashflow in the area. 

Maybe if you buy it and live in it where you only have to put 3-5% down you could pull something off… but we bought mostly C class properties back in 2018-2021 and our dollars to close were usually in the high 20’s to low 30’s just to buy the property with 20% down. 

Things I’m thinking about is capital gains on sale, avoiding high property tax on duplex b/c the ones that are available are new builds.