Too many low income apartment buildings near by / vacant buildings. 

As I see it, the only ways that real estate pays you well in the first 3-5 years is low to no leverage or a strategy that requires more work (short term rental, mid term rental, rent by the room, etc.).  

Ditch the cheap shower surroundPlease don’t buy that cheap five-piece shower surround that you saw at Home Depot or Lowe’s.

Long-term wealth is it's superpower, and yes, you have a little cash flow to keep the lights on. 

I don’t want the property to appraise low and not have enough money to get when I cash out.

I do however think as things clean up systematically, cashflow will improve and the benefits of low capX exposure in near term and appreciation will work out.

Shoot me a DM if you want some help with finding a condo or house with a low rate that's on market.

Focus on smaller single-family homes, condos with low HOA fees, or multi-family properties in these regions, and build a reliable local team of agents, property managers, and other professionals to ensure a smooth investing experience.

House hacking is an excellent strategy, especially with the potential to use an FHA loan to secure a property with a low down payment. 

Foreclosures ar near all time lows.