it's just very risky because you're gambling on that appraisal.another problem you'll run into is that it's very tough to get loans under 100k. 

You can get great cap rates 20% plus in ghetto neighborhoods, and you can get crap cap rates 5ish in desirable neighborhoods where the property might eventually appreciate (investing for appreciation is gambling, don't do that)  So the first question you need to answer is what is you tenant pain in the *** tolerance? 

Maybe in the long game NC would pay off, still a gamble though.

Nobody with a brain is lending in this situation without incredible terms... and even still you wouldn't find them on this site, IMO, because this is an investor site not a gambling site.Plan better.

Yes you may make a couple more thousand trying to time and gamble the rest of the market.You could also lose it all when the market turns.

It’s a gamble and random people on the internet wont know.

Investing isn't gambling - you will make mistakes but that is the cost of education - think about how many people pay 100k+ for an education.

If you found a good deal below market, then you have to convince the seller to gamble with you so that you can sell your current property in order to complete the transaction, sellers don't like that and you lose your advantage. 

Since you're not making money on the cashflow, you will need to look to make money on some other piece (appreciation, tax benefits, or loan amortization; betting on appreciation is a gamble, and tax benefits aren't really a moneymaking vehicle [more just a money saving vehicle], so you're pretty much just left with trying to amortize the biggest loan possible).Does that all make sense?

I run and scale my entire business using offshore VAs, it’s amazing:https://www.biggerpockets.com/...