All that to say, what you desire is out there.

Conventional loans for investment properties like the duplexes may be a better option if you’re holding multiple properties.Market Considerations:You’re absolutely right that finding a duplex in Lexington under $300k in a desirable area might be tough, but keep an eye on market trends and perhaps look for off-market deals.

And I will ALWAYS try and temper folks' desire to run a Section 8 focused strategy.

Your CPA is likely considering the intricacies involved in ensuring everything is filed correctly, which could save you from potential headaches down the road.That being said, I understand the desire to explore more cost-effective options.

This property presented a promising opportunity due to its desirable location in Graysville, TN, and its potential for quick appreciation.

Similarly, investing in A-class single-family homes offers a different experience compared to C-class multifamily properties.What is your desired goal?

Properties in growing areas with increased rental demand are definitely more desirable.

I have my real estate agent license and am an active agent, and have no desire to manage the rentals.

Yup, confirming that desirable assets in desirable areas are indeed being financed in the 5s with normal bank and credit union loans for commercial real estate.

Starting in Highlands neighborhood (or northside) which used to be a very rough part of town, is now the one of the top 3 most desirable are in the metro and this has slowly trickled down into neighborhoods south.I am an engineer so I love to base my decisions on data, so for example looking at census data, I like to look at % of high income earners in an area to gauge if I should invest or notFor 80204 which includes the neighborhood of Villa Park, in 2010 the % considered upper middle/high income was 4.2% of households. 2022 census says that now it is 40.5%On the other end is 80219 which includes the neighborhood Westwood which would have the lowest income area on my list, in 2010 Westwood had 4% as well, by 2022 it had 21.1% high /upper middle income earners.I have properties in both and tenant applicants are a wide variety (lower income folks on rental assistance to high income earnings wanting to rent in an area before buying a home) so its hard to put a property class in this area.