In regards to Brewerytown, the area is evolving toward new rehab and or new construction - multi's are slim pickings for House Hacking.

Average cap-rates for stabilized B and C properties range from 4.75-6%, so the spread between those numbers and typical investor interest rates is pretty slim.

On a 200 k ARV property it seems that I hear a lot of investors talking about making a minimum of 20 k profit, but 20 k profit on the 700 k ARV deal seems very slim.

The problem I have seen with many single family homes is extremely slim profit margins, meaning that one major repair will eat up all your profits for a year or more.

@Andrew Merritt you are certainly right about Charleston, slim pickings right now.

With condos, finding a building that is FHA approved is out there, but slim, which means you will have to at least put down 5%.

A LLC with several years of history may have a chance with a bank but the chances of approval are still slim.

As a landlord, once the moratorium is lifted, I'm about the same place from that day forward - Existing or new tenant.I think I might evict the bad actors (like 10%) since if a guy skips 3 months or more, odds of him paying off are slim and I don't like their behaviors.On the rest I want to stay, I'll do a work out.  

Your HUD idea is great in theory, but for some reason it is slim pickens in Oregon, especially the Portland metro counties. 

It's a tough pill to swallow, but pushing your mistakes on the lenders is the wrong thing to do.