With your background in real estate (STRs and assisted living), commercial MAY make more sense and then if there are any residential deals you can take them as well.

Lastly, the price point is still very cheap here in the sense that you can still find investment deals that hit the 1% rule for 120-180k!

Really only makes sense as @Chris Seveney mentioned if you have a solid, long term relationship with the seller and you are doing a very high volume rehabs

I’d love to hear your thoughts on whether this approach makes sense or if there are other strategies you’d recommend to optimize profitability.Thanks in advance for your advice! 

Of course, not everybody is that good at or has the time to do Google searches or know how easy it is to use ChatGPT so it might still make sense for you to provide such a guide to your (potential) clients.If you don't want to spend time reinventing the wheel, you have other easy options:a.

I'd say just start your search with all 2-4 unit properties, and when you find one where the numbers make sense and it checks your other boxes (somewhere you actually want to live and house hack), then it probably makes sense. 

Rates that low don't make sense especially if they're a no doc shop.

There’s almost always a rate at which it just doesn’t make sense.

Just ensure the agreement is clear and formalized.Pooling reserves across properties might make sense if you’re confident in your cash flow and other contingencies.

@Adam NewmanWhy not put 5% down or go with the FHA loan if the numbers still make sense?