I do see some flip opportunities, but flipping is a job; stop flipping and the making of money stops,My next purchase is likely to be in a different market with lower profit expectations than I used to achieve in the San Diego market.  

The asking price is on the higher side and I am trying to figure out what is a lower side reasonable offer price. 8 br, 4 bath, basement (not finished, laundry). 0.5 miles from Temple.

The not normal properties such as those with no legal easement to access get redeemed at a much lower rate than normal properties.   

@Nicholas Cavato Purchasing with an FHA loan as an individual offers lower upfront costs (3.5% down), favorable rates, and better cash-on-cash returns, but requires living in the property for 12 months and cannot be issued to an LLC.

Thanks for any help’ Yes we're licensed there and FHA guides in one state apply to all states unless a state has a specific law that supercedes the FHA lending guideline.FHA is always 3.5% down minimum (in some cases less because you're using a DPA or down payment assistance program or 2nd lender to put down over all a lower down payment than 3.5%, Aka for instance 3.5% DPA + 96.5% FHA = 100% financing but just dont kid yourself this is fully 100% leverage and to be used with caution and carefully).In the case of 2-4 unit FHA is still 3.5% down payment @Matthew Kwan @Carlos ValenciaThere are rules regarding FHA such as:- primary residence - you must occupy one of the 2-4 unit property as your primary over 50% of the year and the underwriter needs to believe you will remain and have the ability to live in there, any deviation from this and you'll get a whole laundry list of conditions asking you to prove why you should be believed to be living or will live there (if this arises dont be surprised, it just means the UW doesnt believe you).- SS rule - self sufficiency rule - gross rents of all potential units 2-4  X gross rents at 75% needs to meet 1:1 or 100% of the monthly PITIA payment or greater.

It's a great way to keep your living expenses lower than normal as well as build equity & learn what it's like to own rental properties. 

Most municipalities have different mix-use categories which dictate the precise commercial use that's allowed.A few additional observations on mix-use assets and how I approach them (1) they are generally more difficult to finance than multi-family assets so expect lower leverage terms even if the property performs just as well if not better than a multi-family property and therefore price this into your acquisition (2) I focus on mix-use assets where at least 80% of the income is generated through the residential component.

That said, you should adapt your strategy based on the market conditions.In lower-cost markets or areas with less competition, you might still be able to hit 1%.

Buying multiple lower-cost rentals would diversify income streams, or you could go for a short-term rental for higher returns if you can handle the management.

The only way you can break that log jam right now is severely lowered fed rates, but the level of federal debt is such that they're in a no-win situation because there's going to be little appetite these days for buying 1% fed notes from overseas.The fed rates were kept too low for too long.