To that, I would answer: a lot of creativity, a lot of hard work, and a lot of luck while taking on a lot of risk. 

It’s preventable with proper precautions, but still something to factor in.Appraisal risk is a wildcard.

Essentially it's totally dependent on the terms/risks that the buyer and seller are comfortable with and everyone understands the transaction. 

Every investor has a different approach, but I personally buy my rentals the same way I buy my flips..at a deep discount using hard/private money, then refinance with a rate-and-term loan to secure a lowest interest rate.Ultimately, it comes down to your goals, risk tolerance, and ability to find value-add opportunities.

Is inflation at risk of reigniting or is the long-term downward trend still intact?

@Mario Niccolini, for many it comes down to risk vs the learning curve. 

I would never do it for any “buyer” putting down less than 25%.

The 203(k) will allow you to put down as little as 3% on the Purchase+Rehab amount of $200k.

You are considering putting a tiny home on your existing property as an ADU or using that money to save up and buy the next investment property and wondering which would be the wiser choice.I think ADUs can help provide additional, much needed, housing.

And a deal in my opinion is one that will 1. pay for itself(All property expenses) and 2. pay the debt service(if necessary) and 3. put money into my pocket each month.