Purchase price: $73,000 Cash invested: $25,000 Current market rent $1295 vs $1300 for Section 8.

Plenty of 50-60% leverage loan options for developable land, and may still be more marketable to the LP if you went that route even if it meant incurring some additional finance charges.

This is not to dissuade investors from building a team because I wouldn't be able to virtually wholesale in several markets without one.

Even the MTR market will start to be affected by this, right?

The Latest OTM episode calls out some markets that I've been hearing about for a while, ie Dallas, but one specifically that caught my ear....

Which ones will still deliver in a down market? 

Quote from @John Paul Palace: Our plan was to invest locally, however our market here is tough.

Find someone who's doing what it is you want to do in the market you want to do it in and bring them value to learn.

It sounds like your current property manager may not be marketing the rental effectively, and the fact that it's listed incorrectly as an apartment instead of a duplex could be turning off potential renters.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)