Super low vacancy rates in SD, even STR's. 

If you think you can find a higher quality tenant, then that is a different conversation entirely. 

I also admire your commitment to spending quality time with your family.

If you scour Craigslist, FB Marketplace or OfferUP, you will find some amazing deals on quality USA made furniture for pennies on the dollar.

The deal is risky unless you know the market well, have experience executing this strategy, and have accounted for the quality of the asset and tenant. 

Low entry and breakeven deals +- some cashflow.

You could structure the deal with seller financing to bridge the gap.Possible offer structure:-Purchase Price: $170K - closer to actual value-Down Payment: Low or zero down to conserve cash-Interest Rate: 3%-5% - or better yet, 0% if the seller will agree-Monthly Payments: Interest-only or deferred until the sale-Balloon Payment: Full payoff in two years when you sellIf he wants $200K, you can still make an offer of:-$170K purchase price + $30K as a second lien due at closing-Seller carries $170K at a low interest rateHe would feel closer to his number, but you still keep within reasonable investment limits.2.

The chances that you currently live in a city meeting all these criteria are low.

Here’s why lease options are a game-changer:🔹 Low Risk, High Leverage – Instead of buying a property outright, you lease it with the option to purchase later.

the company I went with was 12k and performed high quality work.