So, that would allow you to buy 200-250k. of course, it is hard to find cash flowing properties with 15% down, but most assume you have to put down at least 20% which is not the case.  

So yes, you can find over the 1% rule and positive cash flow here!

If you find your comps are 10 miles away in a different town, you've probably gone too far.To do automated comps is easy. 

Then I find out a week ago they sold the property at a loss, ALL my capital is gone, and Ken McElroy goes on his merry way making youtube videos about how much money he is making. 

Find a good deal.3.

So you may only find 30-40 previous times this question’s been asked. 

Buy a quality property, stay away from the hood, rehab it as if you would move in, take your time picking a tenant, you'll be find.

This is not the case for the majority of metro areas across the US.In less hyperbolic markets there wasn’t an intense amount of speculation so operators didn’t pay high and are weathering the storm on interest rate resets and are finding a way to refinance Deals with maturity walls.I am finding that a lot of killer deals with my clients are happening in the sub 50 unit deal space for those who need to sell, because there’s much less competition in a chase for yield.  

I'm trying to find the best way to connect with real estate investors.  

Self-education and finding a mentor or partner to learn from are much better options.