Plus I dont think any contract would hold up if a seller wanted out.this goes for unsolicited  yellow letters/ robo calls / robo text style of marketing. 

Planned energy-efficient HVAC installations will replace outdated ceramic heaters, reducing tenant utility costs, lowering insurance premiums, and qualifying for utility reimbursement programs—a win-win for tenants and investors alike.Inflation HedgeReal estate is historically a strong hedge against inflation.

I agree that some of these smaller towns have great buys and strong rents. 

You have to get someone who is familiar with them and would want one.Here is a pic of this style of construction.

My advice: don’t overthink it—your first house hack is about learning, so pick a strong rental market, ensure solid demand, and lock in a deal that gets you close to break-even or better.

Fannie & Freddie could be a great option for you but they have some strong requirements, Net worth, experience, liquidity, DSCR just to name a few.Happy to connect & see if that product could be a good fit for you.

@Mitch ProvostFrom my experience of working with over 400 investors, your property near Texas A&M in College Station/Bryan has strong investment potential due to the consistent demand for student housing driven by steady enrollment growth.

I'd be looking at multiple structures. we try to build below the average new build cost in our market in Columbus Ohio which is 515,000 last year and we target land 40-50k and urban core adjacent where we get higher price per square foot. we build for clients with margin around $190 a sq ft depending on multi or single. we can get that down in our triplex it's a little higher on our single family homes because of garages and limited economies of scale. hope that helps. idk Philly but if you show me the area and styles of homes I can give you some more insights. 

Purchase price: $7,800,000 124 unit Garden Style apartment community located near Oklahoma State University in Stillwater, OK.

Partner Driven saw the Brimerage Rd property as a straightforward opportunity with strong potential for a quick flip.