Combine those factors and start thinking of nightmare scenarios, because they are very real and you must be proactive in policing against there potential to occur. 

Now most of my deals are a combination of our business money, bank money, hard money, and private money.  

So call it $12k/mo combined was our best year ever.

If out of state, it'd be a combination of someone else (maybe an assistant) and I'd manage paperwork, leasing, as much as I could from here.

Finance was a combination of a few different vehicles and ultimately ended with a HELOC which was then used to fund multiple other projects over the years.

I’ve seen many investors miss oppportunities when combining primary residence use with investment strategies, but you seem to have timed this perfectly.

Not to mention the very long list of the horrors that density of housing combined with poverty has brought all but 100% of the time over history. 

However, poor operations, poor financial assumptions, poor finance structure, or a combination thereof can quickly turn a great deal on paper from hero to zero.

The idea is to find a pocket or neighborhood that offers the right combination of estimated ROI and rental demand, giving a balance of cash flow and tenant demand.In my view, this approach provides a more reliable signal of demand than relying solely on pricing adjustments or short-term market trends.

Stop with the guru sites, the videos, all that nonsense is pure crap designed to drive the lazy into highly risky investments or investment schemes that will surely see you make a little or lose a lot.