You're in a great position to house hack.

Tenants told me seller had tried to sell to investors before but after meth test came back positive they were going to drop the price significantly. 

The other thing I use for savings is my cash position in my taxable brokerage account which right now is getting 4.5% interest. 

I am in a relatively same position as you.

Investing in Memphis, TN could be a great move for you, especially if you're looking for positive cash flow.

My situation: I graduated college in May 2024 and started a FT position at a public accounting firm in September.

With careful research, a strong property manager, and your local partner, you’ll be well-positioned to succeed.

Income more than 3X rent, 690 credit history, positive report from previous landlord, from the area and moving because current landlord selling. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Still early but changes seem positive.