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. 

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. 

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.

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

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

@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. 

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

But it's playing with fire to buy there if STR is a priority as it's very likely they will eventually start enforcing it better.Yes I've seen this same thing in some of the markets we operate in.

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

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.