Now he uses property managers and I would bet dollars to donuts those professionals aren't offering cash for keys.I have 15 years experience managing 400 rentals and I have never offered cash for keys.

However, in inflationary environments, real estate can be a safer investment than other asset types because home prices often stabilize or increase over time as more buyers look to real estate as a hedge.

It seems that the ones formed 2012-15 are in a safer place.

Bet, they will say: “I want to keep my house”.Do you all understand you are targeting the wrong people?

Your best bet might be joining a local real estate club.  

With a requirement to hold and rent to Section-8 for 5 years upon completion.Much safer loan, much more likely to house these people in safe sanitary conditions (over the long haul).Just my 2 cents.

As low as the market went for mortgages and housing shortage, the only sure bet in my opinion is housing prices will continue to rise. 

Your best bet is to ensure that there are no material modifications that would in any way harm or even moderately delay the ability to rent it out and qualify as a normal SFR (one lease, one family) or sell on the market to an owner-occupant

Best bet is talk to wholesalers and have a real good agent that can dig properties out, and be prepared to buy on spot in good locations and anything else be a tough cookie.

My advice would be not to be pound foolish and penny wise, spend the money now and sleep safer.