Quote from @Michael Daniel: @Jaycee Greene these are low income areas however there's a lil room for rent increase but not much. 

Times are different now and getting in with low money down heightens risk and isn't as easy. 

78 Endicott St, Peabody – A 4-unit property with all 2BR/1BA layouts and off-street parking in a prime location near Route 128, the commuter rail, and Salem—just a 30-minute drive to Boston.Investment Breakdown:Purchase Price: $900K20% Down Payment @ 7% Interest: $180K → P&I = $4,790/monthRenovation Estimate: $200K ($50K/unit) → Total investment: $340KOperating Expenses: ~$18K/year (taxes & insurance)Stabilized Rents: $2,300/unit (market comps)Cash-on-Cash Return: 9% when stabilizedThis deal checks a lot of boxes:Max units for residential financing – You could live here & house hackCosmetic rehab potential – Flooring, cabinets, counters, appliances, paint (~$50K/unit)Strong long-term ROI – Factoring in principal paydown + 2% appreciation, a 5-year stabilized ROI of ~75%Pre-pandemic, these deals were more common closer to the city, but now we’re looking slightly further out—yet they still work as wealth-building assets.

- The current low rent is probably to offset maintenance issues at the property.- Try to raise the rent and the tenant will give you a list of all the maintenance issues they want you to fix. --- They will offer to fix them in exchange for lower rent, but ask yourself, if the tenant has been living there for 25 years, why isn't everything fixed already?

Ebooks, podcasts like @Bonnie Low suggested and start running numbers on every deal you see until you know how it all works.

The Main St property in Grainfield, KS, offered a promising opportunity due to its low purchase price and strong potential for a high return after renovations.

We are looking for low maintenance (so primarily new construction or >2000 and well maintained/rennovated) single family homes.

Was sold above the asking price                   within days of listing.High ROI: Achieved a 50% return on investment due to low renovation costs and increased sale price.Investor PerspectiveRecognized the potential others overlooked by seeing beyond the property's initial appearance andm aximized profits by investing wisely in visible, impactful areas.

In some cases, federal tax credits like those for low-income housing or economic development might also apply if the project aligns with certain goals.Instead of buying the land outright, developers often lease it from the tribe, which can reduce upfront costs and sometimes come with favorable lease terms.

Especially in today's high interest rate environment, a low income buyer is usually going to be better off renting than buying.