A place like Austin, TX has been over built and rents are going down and vacancy rates are going up vs. a small market like Reno, NV the rents are increasing because of a lack of supply and driving appreciation and prices up. 

I am planning on putting down 30% and take loan on the rest.

If the bank is a certain age of construction most tenants want it torn down and build new.

So i am a 23 year old who has worked his butt off since 2020, i currently have 20k saved for a down payment and by the end of the year i hope to have a maxed out emergency fund maxed out and potentially 30k for my house fund.

Review each cities Codes before getting too far down the rabbit hole so you aren't disappointed when you're under contract or post-closing.

POH are a part of our industry whether you keep them, sell them or tear them down. 

With 400k you can get about 8 with seller financing. about 50k down per.

It comes down to the landlord keeping good records and following the laws correctly. 

If more people used their heads, and less people kept on regurgitating absolute nonsense, this ENTIRE space of REI would be far more successful.

However if it is rough and deteriorating/cracking then you might want to budget a high amount for removing it safely (which is not cheap) then residing the entire property.I'd try to negotiate the price down either way!