Maybe desirable and affordable properties still attract or retain good borrowers?

. :)We NEVER use any of our own money when buying properties, so Seller Financing is always very attractive for us but not a must as we use other strategies as well. 

@Shane Cummings Thats awesome to hear, do you have any pointers from a tenants prospective, on the best way to go about attracting students? 

Just had new tenant move into $1600 house and had others trying to pay $100/$200 more if I would void their lease and rent to them instead ...It depends on the type of renter you want to attract. at the $800 realm, you get a lot lower income tenant.

Currently the 4plex looks much more attractive.

The risk/return profile that attracted big money into the industry was being squeezed and this profile was no longer making sense.

I really don't see a reason to give up on this without even trying it as there is little downside and a large possible upside.As far as off market deals, they are attractive to me for a few reasons. 

Having tenant default insurance is starting to look very attractive.

The city is also veryfriendly to immigrants and young people, so it has attracted and continue toattract this type of population.

If your looking for an irr of 15+ then class c neighborhoods in south central Pa are very attractive.