Memphis, Little Rock, OKC, Tulsa, Dallas/Ft Worth, and Houston are all very landlord-friendly markets that offer great opportunities in the 200-250k price range. 

This property offers spacious townhouse like setting floor plans offering one, two and three-bedrooms.

Rates are also better with these than with an investment loan.There are a couple of investment loan programs available that offer 10% down as well with no PMI, but they have slightly higher rates.

Compare offers from the lenders, paying attention to interest rates, closing costs, and any penalties.

You should have that as a benchmark in mind, since it offers a good return without any effort.

.🎯 Your 6-Month Timeline:Month 1: Foundation (5-7 hours/week)Morning routine: 1 hour daily market researchEvening routine: Deal analysis practiceWeekend: BP forums & networkingKey Goal: Analyze 10 deals on paperMonth 2: Education (8-10 hours/week)Complete 1 RE courseJoin 2 local REI groupsSchedule lunch breaks with agentsKey Goal: Build your initial power team listMonth 3: Systems (10-12 hours/week)Set up deal tracking systemCreate document templatesEstablish banking relationshipsKey Goal: Ready to make offersMonth 4: Lead Generation (12-15 hours/week)Drive neighborhoods after workWeekend open housesSetup automated MLS alertsKey Goal: Generate first 5 qualified leadsNow, the Owners and Brokers you deal with may not enjoy this, but you can certainly "practice" making offers.  

Tempe and Scottsdale can be competitive, but Mesa and certain areas of Phoenix might offer better cash flow opportunities.

Quote from @Rick Im: Does anyone know of a lender that offers second mortgages on rental properties?

The last one on this offering was in 1/19/22.Thus this begs the question, should they have been raising money in 2023 without a qualified offering?

Let's say 20%...now let's do the math:You offer $320k, 20% down is $64k so you finance $256,000 @ let's say 6%....you neglected to mention where this property is(!)