We do inspections on every deal and make realistic offers that are usually low. 

However, appreciation is very low in cheap areas.

It’s just more than I can afford, and I don’t want to offend you with a low offer.”

If I have the time after dinner to run to Lowe’s , and deliver material at 10pm, I didn’t have to ask if that’s ok.

If before getting a permit you have to dance around for Code Dept officials/ city gov and crime is thru the roof, investments will definitely be low whether real estate or other, but it should be benefiting the city officials to keep things that way.

You’ve developed a moderately fast wealth accumulation strategy that’s relatively low risk, enabling you to ride out down cycles, negative cash flows, unexpected necessary expenditures, etc.  

Hey @Dalton Foote - I highly suggest  using a renovation loan and house hacking a multi-family if that is possible with your current life circumstances.The 203k and homestyle renovation loans are just amazing products and drastically help you reduce your risk, in my opinion, because you are able to leverage the cost of the entire renovation with such a low down payment loan.We work with a lot of clients who use these products in Chicago, and no matter what, in the long term, they gain great equity.If you aren't able to house hack - the process is essentially the same, but just with more money down with hard money or conventional construction loan.

Low value markets might be Pennies on the dollar like you allude to. 

Prices are still relatively low compared to many other metros, and rental demand remains strong.I built my portfolio to 12 doors there while living in Detroit (now back in California) and have seen firsthand how the right strategy can still work.

In what cases can you put down as low as 3%?