Quote from @Cecil Shannon: Quote from @Bonnie Low: Hi, Cecil - we're in Shasta County, too, and have properties in Redding and Shasta Lake.

If you hate the process of placing tenants, it may be worth it to hire a property manager to handle tenant placement for you.I think finding a new tenant is a better long term strategy if you're confident you can find a higher quality tenant that will cause you fewer headaches.

Because of that low barrier to entry, plenty of investors from all over are looking at this city.

Keep in mind that her commission on DST deals falls within the high single-digit percentage range, so the quality of service should reflect the premium fee being paid.There are many qualified Sponsors to consider.

I've now used it twice.The program requires 10% down, must be a rental, no PMI, and has a very high standard of credit.Last I did it (Summer 2022), my rate landed in the low 5%.  

@Ming HuangRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Here is your direct quote from the post about low ball offers: "So back to low balling when doing this you’ll get a lot of emails like the one I’m about to show you, this shows that 90-95% of RE agents have no clue how investors do business and they don’t care how investors work, but you as an investor always need to keep your cool and always be the nice guy because you never know that dumb agent might have the best deal one day and if he or she remembers you, you’ll probably get the benefit of the doubt."

Seems really low for all that work in any part of the country these days IMO. 

We also have relatively low expenses (personal expenses, mortgage/escrow on other rental property, and escrow on current property) that are around ~$120k/year.

Like someone else mentioned, FHA loans are good in low credit and high DTI scenarios, but tend to be less bang for the buck compared against conventional.