a lot of people will poo poo this, but I also live in a market where cash flow is low, property taxes are high and properties are expensive (which is a relative term).

Cost per lead (CPL) is crucial—it shows how much you're paying to get a potential seller or buyer’s info, and you want this as low as possible without sacrificing quality.

Should I price the land 2 times above market value and offer a low interest rateORPrice the land at current market and use a very high rate?

Is there a way to have No money Down or Low money down? 

Rents have been pretty close to what the housing authorities advertise, sometimes even a bit higher.Fort Wayne’s a solid spot with low taxes and good cash flow—definitely worth looking into.

DSCR loans are not that low and regular hard money loans will be in the double digits.

The 6.75 rate is a conventional 30 year w low closing fees (the credit union I used last time).

Memphis has a relatively low cost of living, and that’s reflected in the property prices.

Just focus on running the numbers carefully to ensure the property cash flows or at least covers expenses, and don’t hesitate to lean on resources here for advice.If you’re financing, look into FHA loans, as they’re great for first-time buyers purchasing up to 4-unit properties with low down payments.

I wish I could say that I'm venturing into real estate investing for some benevolent purpose like providing low-income housing for the needy... but financial gain is certainly my angle lol.