And if houses are showing an owner having been there for 10+ years when that owner actually sold 8 months ago, then I might market to a completely unqualified lead. 

The area has seen growth in both the residential and rental markets, making it a potentially lucrative investment.For financing, you can explore options like conventional loans, FHA loans (for owner-occupied properties), or even local programs that might offer lower down payments for investment properties.

I don't know if shifting to MTR could generate greater interest but it doesn't solve the marketability issue and all you are doing is punting the root issue down the road. 

Cleveland would be a great market for you.

Purchase price: $73,000 Cash invested: $25,000 I was charitable landlord renting to single mom below market rents.

I'm planning on buying a LTR at the moment, likely small multifamily. markets are hard too.

So, I’m curious how you are managing to find your deals, whether you are buying at auctions or via marketing direct to sellers.

One year after I used that property to pull a HELOC and this year used that money to purchase an off market 4 family property in Clinton for well under market value, which I just recently finished all of the repairs and upgrades on.

@Mark Towey I don't "farm" areas personally, it doesn't really fit the niche I'm personally going after, but what I have heard from some major agents in my market lately is that farming is not near as productive as it used to. 

Some renters may hesitate, but if the rental market is strong and insurance is covered in your numbers, it can still work.