If you really want it, for whatever personal reasons, do your due diligence.

I personally have nothing but nightmare and horror stories, not necessarily problems with the tenants, just problems with the procedures and the paperwork, poor communication from the HUD caseworker etc... 

Exploring out-of-state options for a duplex can be a viable strategy, but it's important to weigh the pros and cons based on your financial situation, investment objectives, and personal preferences.

These policies always weed out competition, ultimately backfiring on the very people they are intended to protect.I’ll invest as always in CO, and while I won’t vote for people who push such policies, I’ll keep investing, knowing that more government prevents the market from working and introducing supply long-term, limiting my competition and driving up rents and demand from quality tenants ever faster.

Person purchased a neglected facility using hard money.

If I wind up in a pinch then I’ll dip into my personal cash reserves.  

Always personally take a picture of the dog before lease is signed.

The new builds tend to attract better-quality residents. 

If this isn’t the first step to building your real estate empire, sell and don’t look back.Owning a property which is netting -200/mo in quality location in a quality city isn’t terrible, but not ideal either.In your negative 200/mo are you accounting for pm fees, maintenance, capex and vacancy expenses?

I've been looking at Trulia and Craigslist to make my determinations and understand there can be a big swing depending on the general quality of the apt.Any insight/advice is greatly appreciated.