@Matthew C. sounds like you bought in a low demand neighborhood.  

Sub30k seems to fit this bill, although I recognize there is also substantial risk associated with it when done improperly.

Here’s how it works:Population Decline or Stagnation: If the population is static or shrinking, the current housing supply meets demand, and property prices decline (in inflation-adjusted dollars).

There is still a high demand for SFRs.3.

I adjust pricing based on demand, like raising rates during peak season or local events, and lowering them in slower months to stay competitive.

If the community is well-managed and there’s good rental demand, a condo could be a solid choice.

Hypothetically, if I found a property with strong rental demand, the income could cover loan payments, operating expenses, and generate a modest positive cash flow.While this example involves upfront risks, the idea would be to leverage my father’s expertise as a contractor to minimize renovation costs, boost the property’s value, and create a long-term asset that appreciates over time.

Bottom line sub too is an advanced strategy that should only be done by Experienced investor with significant cash reserves or access to lending/like substantial LOC that already exist and can be taped at a moments notice. 

There's a huge demand for Townhomes, Duplexes, Triplexes, Quads, and smaller multi's.I love cities who can implement those micro communities.

And like many other cities, vacancy rates are still low, lots of demand for housing of all types.