Your “don’t evict strategy” could only make sense in a market that literally hates landlords.

It's a super affordable real estate market where you can still find deals that hit the 1% rule and positive cash flow/great cap rates.

Honestly, unless you’re in a high-end market where buyers or renters expect it, dropping thousands on a sprinkler system probably isn’t your best ROI move—especially if the property has been sitting for months.

San Antonio is a hot market still for flipping.

@Rajesh Kasturi My favorite MTR market for cash flow AND appreciation is Portland, OR. 

@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. 

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. 

You're in a strong rental market, and house hacking a small multifamily in Phoenix is a smart way to build wealth.

Rich Ng That's good to know, I know people who have had issues in Salem with big differences between market and section 8.

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.