actually most of the family office type folks I work with have little debt and LOTS of cash to invest... depends on where your assets are ... are they quality assets or subprime assets. it also depends on your make up.. 

-------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Have to agree with most here in that a SF-> duplex conversion needs some really specific qualities to be worth the squeeze.

Quality over quantity for me. 

https://www.biggerpockets.com/forums/12/topics/1122318-quality-turnkey-companies?

You definitely want to use a thorough screening method like rentprep.com that gets their income, credit, background check, and call at least 3 references (make sure to verify them by address/job and then their name).  

A few things that newer investors should note:- it took 13 years to get there, you have to be patient- rents are high at about $1,750, so probably a quality neighborhood- looks like that is after vacancies, probably low turnover?

That's where good people live, and good people make good tenants.But before you put money down on a house, I would find a quality property manager.

House hacking is the best tried-and-true method for new investors in my opinion.

Buyers expect premium finishes, so skimping on quality can hurt resale potential.