People are turning to their credit cards to buy food.

Since then, I've decided to mostly buy rentals in my hometown (Mississippi).

buying a money pit you haven't seen in a market you don't know thousands of miles away, and then being beholden to agents and contractors and others you've never met.https://www.biggerpockets.com/forums/48/topics/1137397-balti...https://www.biggerpockets.com/forums/48/topics/1160450-run-i...https://www.biggerpockets.com/forums/963/topics/1195280-expe...the market right now is unforgiving and it's going to take something difficult or creative to be successful. 

My out-of-state clients are successfully buying BRRRR and buy and hold deals here at a very cheap price point - $120k-$180k.

Also, listen to podcasts and when a guest mentions a book that inspired them, go buy it (I buy on Audible so I can listen while I walk my dog or drive). 

IE. if you buy cheap area you will likely have tenants who are not able to pay top dollar etc. 

People buy in all seasons.

Cody has done all the hard work and all I need to do raise my hand and buy the program, right?? 

He did write a contract on a property i owned and when i went to try to find him at work .. work said he no longer worked there and well I knew them I had been duped.. no money just wasting my time and expecting me to buy his lunchs etc.  

I’d recommend running your numbers with these extra expense assumptions to see what actually pencils out.If you’re worried about budgeting for capex, you can either buy new construction (which, if built well, won’t require capex for at least 5 years) or work with a turnkey provider, who will budget capex items for you on their end.In any case, my experience is that deals in Alabama and other Sunbelt states are still working out, but higher cost-of-living places like Fayetteville or Austin are probably out.