My best advice would be to link up with an agent with access to some off market inventory.

Inventory should increase and prices should dip.

There' s a buyer who will credit me the value of the lots towards a finished and tenanted property in their inventory.  

the inventory is there but can you pull it off ?? 

A lot (not all) of new people are so eager, but this is a bad time to be eager with high rates and low inventory across the country.

It’s especially effective in eastern PA, where competition and inventory can be tough.If you’ve got $80K, I’d suggest capping your initial spend at $60-65K.

Over the last (3) years I have seen some extreme cases of expedited equity where an investor buys an older home or "Ugly Inventory" and then bats clean up on the ARV in 12 months.To give you an example I helped an investor refinance her home in 2023 pull cash out to buy a $65K home all cash.

Which contributes to the higher inventory right now.

And in REI, correction happens when inventory increases among other factors.

I would focus on "Ugly inventory" but would pass an appraisal and not be "Subject to" so that I can renovate and refinance on the ARV in as little as 6 months to pull out my initial capital and enough to put down on the next REI.On the flip side Indiana and Ohio would also offer a sale price to cash flow ratio since you can still find a great deal in both states.