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The reality is if the numbers worked with 3.5% down, why wouldn't an investor pick it up at 20% down?

If you have a team, then picking someone to work on networking may pay back in the future.

Then I'll pick a location with favorable stats; population growth, low unemployment, etc. 

Even though sales usually pick up this time of year, has anyone else noticed a significant shift in their markets?

I have a property we picked up for $65k all in, and It's currently under contract for $90k.

I don't, hence why inventory will pick up. 

As someone who is new to investment, I had a couple of questions to the community:- Which location do I pick for investment properties that would follow the 1% rule?

Direct mail is somewhere in-between.Just pick one outreach method and grind at it for 12 months, putting in the work no one else will.I'm sure your you can get access to a list through your brokerage.Make sure you have a good tracking system in place to follow up.Start with a script, use script at least 100 times, track KPIs and objections, then make improvement to script and repeat.Once they are interested, you'll need the T-12 and rent roll to get started on creating the OM. 

Some require lien releases to be signed, others didn't, but we always got them anyways, so as not to get ourselves in trouble.All of my loans had draw fees (typically $150-$250 per draw), and they all allowed me to pick the schedule of draws.