I am the boots on the ground and provide all of the time and my partners supply the money.

.--- Another lawsuit resulted from owner's contractor taking down basement handrail to get supplies down the steps, then they didn't put it back and tenant fell down the stairs.- We also negotiate a reasonable completion date, depending on the Scope Of Work (SOW). --- Who gets all the phone calls and wastes time calming a tenant down because the owner's contractor doesn't show up as scheduled after they took time off from work or a 3 day job takes 3 weeks?

If you are priced well and the condition is great barring there is not a ton of supply, then you will sell quickly!  

I'm focusing on short term rentals around Lake Cumberland and manufactured home parks here in Kentucky.The need for affordable housing and shortage of housing supply has made for a very lucrative investing opportunity.

@Patrick Roberts wrote:"@Jay Hinrichs I know of one person who is buying high LTV preforeclosures Subto while they’re off market by paying the owners around $10k-$15k to walk away, quit claiming them into an entity, then seller-financing the entity holding title to the property to owner-occupants under the pretense that it's for commercial purposes on interest-only balloons at inflated values."

It comes down to supply and demand.

I was thinking he supplies the down payment and acts as a silent partner.

Appreciation is driven by demand outstripping supply, and cost of new supply. 

The money that you end up owing to repay the loan over the 5 year term is now post income tax money unlike how you traditionally are supplying your 401k with pre-tax money.  

Housing supply is the other function, and my view as rates increase so does inventory in markets that are coming up to pre-pandemic levels and the inverse in the one's that are decreasing.