If not for you and you prefer the traditional route, I would explore potential "up and coming" markets such as Acworth, Cartersville, and Douglasville, where the price-to-rent ratio is a little more favorable, and growth is apparent.

I've always been about building something of high quality that is sustainable and like you said I think I'd prefer a little less cash flow in an A class neighborhood.

And all the deals I do the exit on a fully rehabbed home that I fund and pay for the rehab etc for my clients. is basically 250 and under .. there is not an issue with affordability in much of the US the issue is buyers preferences.

Quote from @Paul Lucenti: Would you rather have monthly cash flow or would you prefer a quick pay day after 3-6 months?

One strategy is to pursue properties (in your preferred markets) that have been listed for sale for over 90 days (even longer is better).

I prefer to negotiate the purchase price removing any seller commission. 

I always preferred the web/desktop version anyhow, but the app was convenient for conversations!

The common feedback I hear typically revolves around your accounting preference. 

I already have the market in mind (Birmingham, AL) where I’ve purchased a couple of SFHs and have a solid team in place (contractors, property manager, etc.).From what you’re saying (and I’ve heard this from others as well), it sounds like the preferred approach is to buy entirely in cash (covering both the property and rehab costs) and then refinance afterward to speed up the buying process.

I assume you got a better interest rate, and I know you are saving a boatload of interest. 3) imagine year 11-30 where you are cash flowing thousands with paid off properties instead of hundreds because of these lean 10 years. 4) hopefully you can raise rents at least $100 each every year and in 2 years your cash flow neutral even with preferred short term mortgage.