There are also a ton of apartments competing with you in the same area that can do so many things to get tenants that are impossible as an individual owner, like giving 1-2 months free rent.   

Impossible to answer.

Out here in the west its simply impossible to build anything that will sell for much less than 500k when your lots start at 100k to 200k each then permits are 30 to 75k each.. then you build the home thats the reality.. only way fed helps there is to buy private land and subsidize or turn federal lands into developments. the one market that would work is VEGAS as its surrounded by federal land.And from what I see in west coast the regional builders are back to pumping out spec homes as fast as they were pre GFC..

It isn't impossible to find a deal here, you have to get good at analyzing deals and be willing to put in work.

@Jack Mi: my first impression is anyone that is buying a deal at a 4.5% going-in cap rate with 7% interest rate is anything by conservative.Now, there are so many details missing that it is impossible to give any true thoughts.The things I like:No up front fees, so less motivation to simply transact10% Co-invest is pretty good80/20 (assuming there is no second hurdle) is fairly good.Things that give me pause, based on what is actually presented:Going-in cap rate is very slim.  

A good attorney will tell you it is my homestead if I say it is, nearly impossible to prove/disprove what was someone's thought process. 

It's impossible to make a general statement about Homevestors because each franchise is independently owned and operated.

Impossible to tell which would benefit you most.I have found that lenders value the house in different ways; one is a full appraisal and the other is an automatic valuation…my credit union did a “drive by” valuation.  

As someone with househacked properties, garage conversions and all sorts the "2%" rule is near impossible.

It really is technically nearly impossible to kill.