Raleigh & Nashville have plenty at 65-68% LTV.Only one's on paper that pencil in at 75-80% LTV are gutter one's like in the hood or affordable housing.

All that to say there is plenty of OOS opportunities out there even in the current market. 

Plenty of Jersey City examples and numbers for you as well, but the areas will match your price point and whether or not you want to do value add.

Quote from @Angel Romero: You'll get plenty of advice on what to buy, where to buy, how to cash out equity, setting up an LLC, and other noise.

For his first two years here he stayed in a rooming house, because he couldn’t afford his own house or apartment.After World War II this country “got rich”, affordable housing became plentiful as “the suburbs” were developed.  

There are plenty of good tenants here.

There is a different but IMO Costco is plenty good, I use it in my personal residence as well. 

Couple hundred bucks a door monthly cash flow, solid ROI, and yes plenty appreciation (#1 appreciating city 2023).

There is plenty of good turnkey properties on the MLS for sale that would cashflow using the 1% rule and you wont have to overpay for them on a "promise".

There are plenty of rip offs in the investment world.