In the markets I watch, now nearly 60% of listings are EXPECTING to pay a commission, but asking the buyer to SET the buyer agent commission amount, and making that part of the offer discussion.

There's a ton of blue collar and healthcare jobs that are providing a tenant demand for houses in that rent range, and more to come with Blue Oval City expecting to be operable in late 2027. 

Quote from @Michael Smythe: @Zachary YoungRecommend 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?

A project like that will probably take 6 months to 1 year, so what's your expectation for future rents?

Then ask them how they can expect you to pay for repairs you never approved.If they are ethical, they will work with you.If not, it's probably time to find a better PMC.

The real estate market has shifted dramatically in recent years rising interest rates, evolving buyer and seller expectations, and fluctuating property values are keeping all of us on our toes.

If I donated to the aids health foundation expecting it to go to aids care or research, I would be very disappointed with this use of the money. 

I just want to temper expectations of new investors that are being told that you can buy a property with 5% down and generate cash flow, or they can flip a house pull out there entire investment and cash flow. 

You may not need to visit each property you buy in that area though.4) Unless you are buying Class A turnkey, you should have a PMC.5) See below copy & paste info:-----------------------------------------------------------------------------------------------------Recommend 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?

Start by clearly outlining your renovation goals, and follow up with an in-person or virtual consultation to ensure both you and the contractor understand the vision for the project and expectations.