Not exactly sustainable with the way prices have skyrocketed.Honestly, bypassing a turnkey marketer might be your best bet.

Visiting before putting in an offer can be tricky, so video tours are your best bet.

Multifamily would probably be your best bet.

Reach out to experts on this thread or post the address and I bet you will get a lot of feedback.  

Obviously, newer homes are the "safest" bet because they will likely not need any major CapEx expenditure.What's the oldest property you would consider investing in for rental property before major systems (electrical, plumbing, etc.) become a major liability and expense?

I bet you can find one for around $400-500.

Building inspectors love quoting "A structural engineer" for anything and everything.Even a dime size hole in the siding.They kill a lot of deals with their terminologyJust my opinion.Thanks  If I was betting I would say in Memphis there is no basement. again just based on my funding houses there.

Fixed could be a safer bet with your loans already playing interest games.

Honestly, IMO your best bet is house hacking.

Your best bet might be to go to local investor workshops and then find someone very successful where they might take the time to help you out IF they feel you are truly motivated to listen and take action with direction as given.At some point as people age they do want to pay it forward helping others but not those with low motivation or want the easy answers in life with massive results.