I would recommend looking for a property that you can put a lot of sweat equity into it, that’s what I did!

I am in dallas pa currently, and likewise if you could ever use an extra person in my area or "sweat equity" let me know!

Providing some sweat equity in a partnership could help reduce how much you have to invest financially. 

Congrats on the large "sweet (sic) equity" you managed with all that sweat.  

Granted, I am not looking to buy turn key, I would like to find something that is value add, creating sweat equity, possible mother daughter apartment to offset mortgage.

So even raising rent with some sweat equity to say, 925 a month, brings total rents to 1850 and the COCR to 5.5%My estimate, perhaps foolhardy, is that PM expenses go back into the cash flow since I am self managing.COCR becomes 12.71% and cash flow goes to $3,924 per year.For those kind enough to review, I cannot tell if my underwriting on CAPEX, maintenance, vacancy, and property management is too conservative?

Buying at a discount, and putting in some sweat equity is a great play but can also be tough when househacking.

Consider reaching out to experienced investors who may be open to joint ventures, where you contribute sweat equity in exchange for a share of profits and learning the ropes.

Another esoteric tactic can be earnings through sweat equity.

Keep in mind I put in a ton of sweat equity on this project.