Must be nice that those “crimes” deserve so much attention.It is my belief that most RE investors are best served initially investing near their home.

Most people I know start with low money down programs so they can get away with a initial capital investment of around $25k but you also need reserves.  

Once I've completed these initial projects and built up some capital, my long-term goal is to transition into buy-and-hold investments in potentially more affordable markets to maximize cash flow and scale up.Right now, I'm particularly interested in investing locally here in the Seattle metro area.

However, the higher initial investment, property management complexity, and potential vacancy risks can be challenging.

One friend of mine house hacked a duplex in Pittsburgh, initially making just $75/month after expenses.

Although the tenant initiated the payment on 12/31/2024, the funds didn’t reach your account until 1/6/2025, making it 2025 income.

We initially spent about 20 hours getting my accounts set up and organized in Quickbooks.

I started by building a 12-door portfolio using the BRRRR method and self-managing initially.

Update: I decided I will pay a $500-750 or so to do an initial hydro-jetting of the system. 

As a result, this isn’t the kind of market that attracts top-tier PM talent.Your best solution might be to either:1.Take on self-management if possible (and if you’re willing to put in the time/effort).2.Find an individual you can trust to handle these properties, set up very specific instructions and processes, micro-manage them initially to ensure standards are met, and compensate them well to make it worth their while.This approach requires more oversight on your part but can yield better results in markets like this.