Every market in residential zoning has an expiration date, we just don't know what it is yet.The obvious solution is to buy in already regulated areas with tourist/commercial zoning.The returns are lower, but at least they can't go to zero overnight.

Vacant SFH, absentee owner, 100% equityYou send a direct mail or postcard asking the seller how much they want for their property. 

i would do self evaluation to see if you want to be active or passive on deals and that can help you in the right direction.

High 6s to mid 7s is more realistic for the most common deals (70%+ LTV).Also, the FFR doesnt really directly impact mortgage rates.

“No person shall engage either directly or indirectly in the business of a real estate broker, broker-salesperson, or salesperson without being licensed.”

@Kyle Carter You cannot directly use a 1031 exchange to purchase a primary residence, as the IRS mandates that the replacement property must be used for investment or business purposes.

However, appreciation will put more dollars in your pocket over the long run.The best solution is to find a property with positive cash flow in an appreciating market.

I'd be happy to discuss our mentorship or point you in the right direction. 

If you need further help, DM me, and I’ll point you in the right direction!

Quote from @Jonathan Klemm: Sounds like you are no doubt heading in the right direction @Jason B.!