It's then that you might be surprised with a hole in the wall, a light fixture that doesn't work, peeling linoleum if you don't have tile, etc. 

If you can live in one unit for 12 months ( requirement before turning it into all rentals) then a 3.50% down 203k is a great option to get you in and get the reno dollars needed to bring it to livable standards. 203K FHA may require you to spend more than planned to fix any broken concrete, peeling paint, missing handrails on staircases, etc.

If you take that same time and energy to setup showings, list it for sale, have friends and family spend their time coming out and masking up to cough and act interested, the man hours add up.

But the regional averages mask the extremes in neighborhoods getting the most apartments: A stunning 26 percent of all apartments in the core of downtown Seattle right now are empty, up from just 5 percent a year prior (the number is skewed by brand-new buildings that take a while to lease up, though vacancy rates at older buildings downtown are also rising)."

I believe we are peeking or have peeled in the SFH market, personally I would save my cash and start making contacts.

I am extremely risk averse and I am trying to learn to peel back the layers and get comfortable being uncomfortable. 

The government cooks the numbers to mask how bad the problem is.

I "helped" peel logs and set joists.

Granted, it's a great contrarian take that helps RK, DR, and others stand out from the crowd, but believe it or not there often is a lot of collective wisdom in the standard operating procedures (and some major mistakes which is why no one should just blindly follow the herd - but you all should probably wear a mask).

@Maurice Smith I hear the N95 cup masks do the trick.