@Martti Eckert how do you plan to find reputable contractors that won't take advantage of you when they find out you're OOS?

First, think about asset protection and consider whether holding your property in an LLC or similar entity might provide liability advantages—consulting a real estate attorney can clarify your options.

Their advantages include house hacking which includes better finance options and hustle.My last purchase was so large cash negative that the rents were $3k less than PITI.  

In my opinion, the best place to invest is where you have the best advantage which is usually an area you know best or a place where you have great connectings!

@Sam HendricksenMultifamily is super competitive in this area and you have a huge advantage over your "competition" with the fact that you are owner occupying as most deals nowadays hardly cash flow. 

Perhaps 20K into an investment is more advantageous that into avoiding mort interest. 

Yes, the more units you go up, generally the less players in the game so there is some advantage in purchase competition as you go up, but also more management scale and cap ex for someone who is new.3.

Quote from @Chris Seveney: Quote from @Devin James: In 2021, we saw buyers upgrading to larger homes, taking advantage of 3% interest rates to afford an extra 300+ square feet.Today, smaller homes are selling much faster as higher rates make additional square footage less affordable.While rates are historically average, I don’t see them dropping significantly.

So if you are not cash flowing and there isn’t appreciation then the only advantage you are getting is debt pay down.

They are taking advantage of what was affordable housing and making it less affordable while providing the least amount of services all just to provide the best return to investors.