Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.PM us if you’d like to discuss this logical approach in greater detail!

I'm originally from San Francisco and when I started back in 2021, it was EXTREMELY hard to find cash flowing opportunities without having to put down an insane amount of capital as a down payment. 

Theoretically a DSCR HELOC and DSCR multi family purchase could be coordinated with little to now hard capital out of pocket to the client as most lenders allow down payment funds from cash out against other properties.The mortgage market is extremely healthy and well capitalized for the moment.

I know this is an extreme example but the framework is there.I don't think making an investment decision based solely on predictions of the future is a wise decision.

The cost of living is extremely low compared to other cities and you can still many many positive cash flowing and 1% deals here.

This take about 30 secs of my day but yields extremely important numbers.Example; I just checked a pending property around the corner from our rental because it's the sqft. and bed/bath count.

Hitting someone cold will not give you that leverage.As Russell said, investing long distance is extremely risky without an established crew and contacts in the area you are looking. 

I invested a bit over 150k into it and it's worth about 165k (rents for 1350).The other house is a 1977 build 4/2, it's in a nice/quiet neighborhood. 

The cost of living is extremely low compared to other cities and you can still many many positive cash flowing and 1% deals here.

1st of all corporations own less than 2% of single family homes, they have actually reduced thier share of buying recently, now investors continue to buy up properties, it’s just more mom & pop types, all that said the housing market is in an extremely strange place, I could make strong arguments for prices pulling back, reaccelarting, or being basically flat, the biggest thing I’d advise is looking at you payment, comparing that to what would pay in rent, figuring out how long you plan to be the house and making an decision based on that, generally in that under 400k price point, breakeven for buying a property seems to about 3-5 years if you plan to stay in the house longer than that, bite the bullet & buy, if not rent.