@Yumiko A. you mentioned you only have funds for a "down payment," this is going to make it more difficult as it's much, much tougher to try to use conventional financing.

It's tougher now that the grass is going dormant.

I don't think ill buy another MFG home in Tennessee, its just a bit tougher product to sell as they are less desirable, and the values tend to be much lower than a site built SFR.

If securing a conventional 30-year is tougher than a bridge loan for flipping, then we may look into flipping instead.

The reason I said that in the title is I really think it's been tougher than I thought, I live in NYC and have a full time job, I'm looking to invest outside my hometown, In Orlando I have a brother there, he's my eyes and ears so that i'm not complaining, we both are looking for fsbo's,vacant,  etc, It's a market like Pittsburgh that I want to be investing in, and some of the realtors I've contacted do not want to look at properties I might have found on their site, unless there's something in it for them, and I tell them that they can have both sides of the commission, me buying, and reselling working with them.

Bullhead city is a little tougher due to clients and options for rentals there verse a Mammoth or Sedona.

Might be tougher on you guys who do the rental refi game ?

This time of year is a little tougher since less people are moving.

Ease of process may be a DSCR or Asset Based loan, but it's tougher to find those guys in the commercial lending space.

For my local PA market:Pros:-Great cash flow-Good local laws-I grew up there and know who the good tradespeople areCons:-It can be harder to self-manage when you're not there and most PM companies suck-It can be tougher to get good deals when you're not physically there and the competition isI keep buying property in my PA market and so I'll be moving back there to be my own boots on the ground. :-) Plus it will be easier to secure more deals.