Those that cannot weather the storm get wiped out.Having cashflow positive properties provides a margin of safety you just do not have with negative cashflow.Why are you focused on buying in your backyard? 

You have to be willing to sell your properties and access the equity to buy up. 

I make money indirectly when people buy "desktop" because a few of them buy my book on desktop... but I recommend "online" because it makes it so easy to collaborate with your accountant.

build it instead of buying it. especially in the 5-50 range you are going to get garbage that's 80-120 years old in c neighborhoods. i can find land in almost any zip code and make the numbers work in columbus. or partner on a project locally. just my 2 cents but build to rent is much stronger right now in my opinion in columbus than buying existing assets 

Investment Info:Small multi-family (2-4 units) buy & hold investment.

Investment Info:Single-family residence buy & hold investment.

Quote from @Tyler Garza: Deal :Duplex Home2 beds / unit2 baths / unit3,000 sqftAsking 300k60k downEst rent/yr - 31,2005% Vacancy20% Op ExpenseMortgage 240k assuming 7%Results: CF - 6,600Cocr - 11%Cap - 8%Looking at this for a buy and hold and trying to determine if I am analyzing this right For the best rates, to get near the 7% on a 2-4 family you are going to need to put down 25% instead of 20%. 

Buying your first property to live in, and renting out rooms is a great way to cut back on costs and if you set that money aside, it will grow and become down payment funds for a future purchase.  

I stuck to it and it has treated me well over the years.I did not start investing ( other than buying a home to live in) till many years later..

Investment Info:Large multi-family (5+ units) buy & hold investment in Plymouth.