I know of only a few people that own rentals as a secondary aspect of their primary business.

With NOO STRs your property options are limited to just a handful due to regulations.

Older people sometimes don't like technology and would not bother looking anyway. 

People even rent out basement apartments in their own house.

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Now that I have more time on my hands and some additional disposable income, I am looking to jump back into learning about real estate!

(and I have full time job so time is limited)Here’s a breakdown of my investment plan–I would greatly appreciate any guidance and recommendations on making this (or some version of this) happen.PropertyLocationAttributesB-level areas (A-D scale)Safe enough for my girlfriend to feel generally safe walking alone in the eveningWalkable neighborhood / close to transit (car ownership not necessary to live there)Area(s) of interest (not set in stone)Jersey City areaConditionB or C-level (A-D scale)Semi-distressed with potential for minor rehab upgrades ($35k max)DealbreakersFoundational issues / big required rehab due to FHA 203(k) max for streamlined versionSize2-4 units (higher the better)2-4br per unit preferredMax Budget (FHA loan limits)NYCSingle-Family Home: Up to $1,089,300 + 3.5%Duplex: Up to $1,394,775 + 3.5%Triplex: Up to $1,685,850 + 3.5%Quadplex: Up to $2,095,200 + 3.5%Hudson County, NJSingle-Family Home: Up to $1,149,825 + 3.5%Duplex: Up to $1,472,250 + 3.5%Triplex: Up to $1,779,525 + 3.5%Quadplex: Up to $2,211,600 + 3.5%TimelineTitle in-hand latest: Jan-Feb 2025Can potentially buy earlier if I sublet my current apartment in NYC as needed (lease expires Mar 1, 2023)Rehab: 30-45 days max of minor rehab/renoMove-in: on or before Mar 1, 2025 (hard deadline)FinancingLoan type: FHA or FHA Streamlined 203(k) for rehab <=$35kPossible conventional loan if I seek investment from family/friendsApproval statusGoal is to get pre-approved now in advance for credibilityMy statsEmployment: Full-time at large bankIncome: low-mid 6 figuresAssets: low-mid 6 figures (including 401(k))Credit score: 800DTI: 2.5% (student loan)Thank you in advance for your support.

I could also offer a handful of questions you might ask when interviewing an advisor. 

We started in the fall of 2013 and pretty much have all the same tenants from when each property was purchased (1 property the people moved out but then called to move back in but we had already rented to someone else).

Density (people per sq. mile) 118 Households 1,144 Households With Basements 11 1%Renter Occupied 344 30% Multi Family 388 34% Average Household Income $81,235 Median Household Income $74,682 Per Capita Income $27,841 Median House Value $186,500 Household Size 2.9