Looking for a way to get property for business that can essentially operate from a 2 car garage.So options are anywhere from FHA-SBA-USDA-A piece of grass and a metal building-seller financing-CDFI'sI like the look of USDA loans but, anyone experience with them?

We’re trying to figure out if we can get closer to that goal by riding the equity/appreciation train up as our market continues to grow, or focus on the cash flow that out of state rentals would bring.

Unfurnished market rent for 2BR in downtown Beaver Falls I would say is closer to $700-$800.

Use it for high pricing 60 days out then as booking date gets closer you adjust your price watching the bookings of those around you.

As we get closer and closer to rates pivoting, you're going to see these same people unbuckle from US debt into US hard assets even more, we've seen a glimpse of that thus far this year.

HELOC is closer to cash when you are buying since there is no appraisal and you can use the funds as you wish.

We're finding tons of success right now with MTR's within a 5 mile radius of target locations to get properties closer to cash-flowing and I'd encourage you to start there as tenants are more reliable and properties are in nicer neighborhoods.  

If you want to stick with $500k work towards buying 20 and paying them off, switch to MTR or STR but that’s closer to working than I like, or as much as I hate the idea buy 5-10 with cash from your retirement accounts and the other 5-10 like a normal person. 

It's certainly more of an appreciation city as a whole but theres a couple of strategies that could be employed such as STR's/MTR's in the form of rent-by-rooms to make properties get much closer to cash flowing. 

If I had a seller who wanted to list their house at $800k, but the house is worth closer to $600k, I would likely walk away.You can list your house for whatever price you want, but just because you listed the home for that price doesn't mean its worth it.