Thanks for the straightforward reply, I don't have an interest in MTR's as I would prefer to buy more LTR's at a lower price point instead.

fix them up well, and list them at a good fair market price (this goes back to what your ARV was to begin with), and get that on the market (lower is better to build up to that price, and attract more buyers)!

I understand your home market may not be attainable and there may be a need to purchase in  secondary market that have lower cost barriers of entry but don't focus solely on cost of entry.

However, setting aside that money doesn’t lower your net income.

The 70% rule is more like a heuristic, depending on the property you should go lower or higher on the offer.

I’m in the process of searching for land in the Houston area to then build a 4-plex on it.The plan is to self-fund the purchase & construction, rent the units and cash out with a mortage.I like the idea of serving lower income families and therefore don’t shy away from section 8.This is the first time I do something like this, so I’m throwing it out there in hopes of hearing your thoughts and learning from your experience!

Obviously the lower the price, the more attractive it is.

If that's your market, your only choice is to get aggressive or sit vacant.Consider lowering the price but increasing your standards.

Although still rare, some of these duplexes are now coming with impact windows, which further lowers your insurance and increases storm protection, so this may be something else to look into.

It's a bit cumbersome, you have to maintain strict financial separation, and because the loans have to be non-recourse, your LTV is lower.