The passive income is attainable, the deals are just harder to find and of course harder to make sense with rates.

Thanks for the story, you made it sound attainable.

I work with hundreds of out of state investors here in the southern/middle part of the country and there are ample of opportunities in that price range in places like Memphis, TN or Little Rock, AR.

Structure acquisitions properly - low leverage fixed rate debt and ample cash reserves.

There is an infinite amount of ways to get and attain deals.

Working in path-of-progress, sweat-heart terms from developers attaining sub-market rates, superior inventory, leading to superior tenancy and done correctly, superior returns. 

Look up value add repairs to see what would be attainable while building ARV in a short timeline.

Lenders are open to doing business with a new investor if:The deal is the right deal:  Not to expensive, accurate numbers, strong ARV, good market....And...Borrower has good credit and ample cash to close.I've lined up financing for about 10 new investors last year. 

Gustavo Munoz Castro my business partner and I skip trace our entire direct mail list for phone numbers so we always have ample amounts of potential sellers to dial and gauge motivation.

Population data seems to have ample variance to it.