I would upgrade properties every 12-15 months as allowed by low down payment loans if my significant other wasn’t risk adverse and opposed to moving.

I have actually cashed out a lot of my IRA now bc I have so much depreciation from RE that my tax bracket is very low and the taxes to pay on the IRA withdrawal are also pretty much non existent (taking aside the penalty). 

After 2 years you can apply for a “Rent consideration” (I think that’s what they called it) as long as you still live there and that may allow you to increase rents by more than the annual allowance (probably designed for unit that are very low rents).

Prices are low and they hit the bottom during the real estate crash.

And like many other cities, vacancy rates are still low, lots of demand for housing of all types.  

High demand and still relatively low entry costs. 

However, appreciation is very low in cheap areas.

You’ve developed a moderately fast wealth accumulation strategy that’s relatively low risk, enabling you to ride out down cycles, negative cash flows, unexpected necessary expenditures, etc.  

Prices are still relatively low compared to many other metros, and rental demand remains strong.I built my portfolio to 12 doors there while living in Detroit (now back in California) and have seen firsthand how the right strategy can still work.

It’s just more than I can afford, and I don’t want to offend you with a low offer.”