What I do believe is that if you can find a way to add properties as a true investor (i.e. paying 70% of the ltv), then you're going to have an advantage over most of the other str's in that market and you should do well. 

My 4 personal STR's are all in San Antonio did over $575k in 2024 and on track for $650k in 2025.I think you are generally looking in the right areas, but there are a few things to keep in mind:1) Stay inside of 1604. 

People were falling over crazy to buy anything and driving prices up.

Instead of stressing over timing it perfectly, focus on making sure the deal still works even if rates shift.Since you’re buying in Norfolk, check if lenders there offer any investor-friendly incentives.

PS maybe one day I can get hooked up with a pro such as yourself that can show me how to do it over the phone. :-)Building rapport over the phone, you are listening for motivation, same as in person.

A little over 15 years ago, in the late spring of 2009, I was a brand spanking new real estate agent coming off of a miserably failed real estate investment venture.

Ultimately, every applicant is a risk in one was or another, no one is 100% guaranteed or qualified, you could have the best applicant on paper screw you over, or even pass away, you just need to do research and use common sense in my experience.

I work with a lot of househackers and they're typically on the 12 month cycle, rinse and repeat.While the proposition of acquiring an investment property outside of your market in a "landlord friendly" state may sound appealing, i would recommend you stay local for now and househack another couple of properties over the next few years until you've got some more time / experience under your belt.you would need a management company to cover your property that is outside of your market which would not only take 8-10% of your gross it would also leave you a bit vulnerable to a property management company that you A.)know nothing about and B.)you won't have the experience or cashflow or proximity to deal with any headaches that may arise.i would recommend staying local and househacking your way along for now and then maybe hire a local property management company initially to work with your current/local properties to get a taste of what to expect if and when you begin investing outside of your market.

I have a complex next to mine that has over a hundred units, some do very well some dont and you can point to their decor right away as a differentiator.

If you have a 20 year timeline, I'd probably recommend B areas closer to the city or in the better school districts in the suburbs for the highest combined ROI over that time period.Right now you can expect to find decently turnkey multis for about $60-$125k/unit usually all at least hitting the 1% rule in that range.