There's one thing, though - I bet it's 10X the BS of any other guru!

Your best bet is to list it in the open market (MLS) with a local agent, with the option of furnished or not, and be prepared to have to clear it out should a buyer not be interested in your personal items. 

I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

So with that disclaimer out of the way… Tulsa is a fairly safe bet.

I bet I can get $95k.”

I bet you have enough stories for a paperback

Location is key, so buying in the best neighborhoods is your best bet for solid appreciation.

My point was that in the short term… until rates come down, you might be better off taking the safer bet of money in the bank given that you would see about the same cash flow, without the need to refi in a year… especially if you can’t even find a cash-flowing property in the first place.  

I think your best bet here is a DSCR cash out.

There are a few in my town and I am confident I can do a really good Airbnb, but even with all the research it scares me that I would not make enough on short term rental market to cover everything and make that extra money necessary.