In my experience, success in D-class areas almost always requires being local, extremely hands-on, and self-managing.

You may do some research on what life is like on both ends and make a decision from there. 

Definitely  cant put a price on learning experiences.

Are we talking posh along "lake formerly known as Calhoun" property or an off Broadway "strap on the flak jacket" sec8 property? 

With a duplex you get more control, maybe more write offs, but obviously more hands on and the potential for higher vacancy.

I'm not set on doing it with a USDA loan, but I was eyeing rural properties and thought it may make sense to look at the USDA loan route.

An independent sewer line alone can be as much as $10K.

Sorry for the tough love, but not buying the above.You & your wife's salaries should cover your expenses, while the income from your remodeling gigs should be saved.Recommend you review EVERY dollar you made and what you spent it on in 2024.

I’m Mike Rutherford, CFO of a real estate company focused on development, general contracting, and property management.

HI Andrew, There can be some flexibility around the 2 year history depending on the situation.