I work with a ton of new investors as a realtor the #1 way to get started is just find a 2-4 unit in decent shape and buy it low down with conventional financing 5-10% then you can live in it for a year and do another next year.

I've run into some issues where clients get a little anxious over a valuation that came in low or a condition comes up that is fairly minor. 

There are a couple opportunities thats on MLS currently, and I am crunching through my math and it seems to work out well (positive cash flow, decent cap rate).Some key assumptions I hope still holds true today:  low vacancy rate in general. ~1000-1200/month for a room in a single family house / duplex. 

Its just hard to be good when they're chasing margin and keeping OH costs and personnel costs low.

Here’s why lease options are a game-changer:🔹 Low Risk, High Leverage – Instead of buying a property outright, you lease it with the option to purchase later.

If prices in Georgetown come down low enough, 100% I'm scheduling a trip and were getting on-the-buy.

Utilized a low down payment loan, maxed seller credit, tax proration and closed on the 1st of the month to maximize my cash and acquire this property What was the outcome?

I agree with many of @Alan Asriants' points, especially when considering OOS Sec. 8 investing.A lower price point or smaller investment doesn't always mean low risk.House-hacking locally could be a better transition depending on your goals and situation.

Right now, you have a property with a great equity position, solid cash flow, and cheap debt (interest rate is low). 

Learned about his children, learned about the 60 units of apartments he owns and how he manages to keep the expenses low.