The way you describe your situation, I'm going to say you fall into the 22% tax rate bracket (single over $47k, or married over $94k in taxable income).  

-Single-family home sales declined 1.5 percent year-over-year;-Days on Market (DOM) for single-family homes went from 49 to 45 days;-Total property sales were down 3.1 percent with 10,175 units sold;-Total dollar volume was statistically flat at $4.3 billion;-The single-family median price edged up 1.5 percent to $345,000;-The single-family average price rose 3.6 percent to $443,970, which is a record high; -Single-family home months of inventory registered a 4.0-months supply, up from 2.7 months last May;-Townhome/condominium sales continued to decline, falling 9.8 percent, with the median price climbing 12.1 percent to $241,600 and the average price up 7.5 percent to $281,777.

All of my loans are also 3-6 months on average, and fall into multiple other exemptions for short-term or temporary financing.  

With the exception of properties that are walking distance to campus or the hospitals, many owners are now STRing in the fall during football season.

@Alex Johnson Detroit-Michigan falls in the middle of the pack regarding "tenant-friendly".As you start to build your Core Four, NEVER believe what people tell you unless they can explain it logically or provide 3rd party proof.Here's 3rd party proof that Michigan is in the middle of the pack:)https://realwealth.com/learn/landlord-friendly-states/https://www.lawdistrict.com/articles/most-renter-friendly-us...

Preferably a call, there so much to speak on, and my fingers would fall off with ways to go about this! 

Hello Don and Arthur,  I recently had a deal fall through in Sullivan County; NY due to a challenging rule that many buyers are not aware of.

If things aren't to their liking, I think they would fall back to their home state.

Everyone's waiting for interest rates to fall but not sure if that's going to happen now.

Investing with foreknowledge that property values are falling seems like a timing problem or at least a situation where my offer would be reduced to reflect this coming change.As to how much to put in as a down payment that depends more on your numbers, your risk tolerance, ability to get financing, cost of financing, etc.