I'm running your numbers and getting in the low 20% range.

Strong rental markets with low vacancy rates are ideal for long-term holds, while areas with high ARV growth are great for flips.

What was ABNORMAL were the interest rates for the previous 10-15 years which were unusually low. 2.

If my spouse wasn’t opposed to moving I would try to buy a new house hack every 12-15 months and use low down payment owner occupied loans for as long as it made sense.

You do need to have steady employment, decent credit, and not be drowning in debt.

Many realtors are not going to work in low value asset areas as those are generally rougher neighborhoods that are probably deemed to unsafe especially for a single women agent to be out there.

A a low-temp sensor be added for you to be called if the temp falls below 55º ?

Honestly, I think you're estimated expenses are a bit low.

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.

I would push for very low or no money down but having a Realtor that needs to have their fee paid it may still not work.Look up the owner if possible through truepeoplesearch.com and call them up directly.