Hey John, properties that have been on the market for more than 30 days typically start receiving offers below the asking price, as buyers often perceive them as having room for negotiation.

However, for most investors, this isn’t always a practical option.

The biggest hurdle you'll have to overcome is accepting breakeven or negative cash flow at the start. 

I would save up more and target a house hack. 

Together we make about 120k-ish and as were doing this, were actively paying down our credit card debt which together is about 20k at the moment, just fyi.I feel like this is a solid plan, but I'm not too big headed to admit that I don't know everything.

@Matt Smith generally speaking it’s a combination of rising interest rates which have caused cap rates to increase (thus wiping out equity), debt is resetting at higher rates, rising opex costs due to inflation and stagnant or softening of rents due to an increase of supply.

And this allowed us to retire a decade or more sooner.

Based on the knowledge and experience you have, would you consider this strategy if you had to go back at my age?

Quote from @David Mancia: My Name is David Mancia, and at the end of last year I finally took the plunge and decided to contact RTR to buy my first out of state property, and I was contacted by Ms.

This creates a negative initial position.