@Rowan Roderick-Jones This is really helpful.

I'm interested in learning about rental property investment, looking to build a rental portfolio, exploring real estate investing to replace my income.

Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

Really interested in investing in this market and would accept a relatively low return (or even a break even scenario because i believe in continued appreciation potential here). 

Some "captive" agents like Farmers, Nationwide, maybe others also have some market access other than their namesake, but unless things are different there State Farm has State Farm only so when they're done, they're done. 

Once you start learning how to identify a good deal financially you also need to make sure the property is not in a really crappy depreciating area or that the building is completely falling apart structurally.Hope this helps.

(This may have changed in subsequent funds, so check with PPR.) 

This is both a legal and tax question. 

This term replaced "subprime" and looks a lot different than subprime loans of the past.

Sherman does seem interesting though because of the lower cost and growth potential.