I’ve had to widen my search radius to smaller suburbs or target properties needing light cosmetic work to make the numbers work.Value-add opportunities: Adding amenities tenants love, like finished basements or upgraded kitchens, seems to justify rent premiums in this market.Navigating the competition:Be creative with financing: Seller financing or partnering with other investors has been helpful to secure deals when conventional offers didn’t cut it.Work with local agents and wholesalers: They often have their finger on the pulse of off-market opportunities, which is critical in a hot market.For those new to suburban Chicago investing, I’d say the key is finding the “sweet spot” neighborhoods—ones on the rise but not yet maxed out in price.

Double down and scale in your own market and lift your current team up. 

Paid a little less for an apartment unit in Arkansas, but it was much smaller.

There are 10% SBA loans to purchase businesses.

Tenants should pay for that.My lease considered normal to be a few items hung using 1" nails or smaller.

They pay for themselves and put money in my pocket to build up a reserve for the next purchase.

The last time I represented a mobile home park purchaser, county health department allowed four MHs per septic tank. 

I think smaller markets say sub 50k population would have a larger impact from one big move from a manufacturing facility or something like a Amazon processing center.

Maybe try some credit unions or smaller banks in your area to start with.

Banks, particularly smaller banks who provide real estate loans are increasingly focused on their borrowers maintaining depository relationships.