@Bill WagersI would not do a contract for deed on a bar as you remain owner and thus could be liable for issues with the propertyI would do it as a sale and seller finance the property so the estate is no longer on titleIn that instance may not even need a LLC

In Philly, my current tenant is paying 3x the long term rent through CRS (a temporary housing provider) because he lost his home due to a fire. 

The best way to find these 1 in 100 deals is by networking with other owners and building real relationships with them.

Arbitrage can work in certain situations.You have to find an owner who will let you do it.

Was conventional loan on a non owner occupied property at 60% ltv on a cash out refinance. 

Here's some guidance on buying your first investment property in Southern California or Columbus, Ohio:Down payment:For investment properties, lenders typically require 15-30% down payment on your first investment15% down is possible with excellent credit (700+ score)20-25% down is more common, especially for multi-unit propertiesSection 8 considerations:Pros:Guaranteed portion of rent from governmentPotential for longer-term tenantsMay be easier to fill vacancies in some areasCons:More paperwork and inspections requiredRent amounts set by local housing authorityPotential property damage concernsOther tips:Research local markets carefully - price trends, rental rates, etc.Factor in all costs - taxes, insurance, maintenance, vacanciesConsider starting with a single-family home or small multi-unitBuild a team - real estate agent, property manager, contractorsHave cash reserves beyond just the down paymentUnderstand landlord-tenant laws in your chosen locationI'd recommend talking to local real estate agents in both areas to get more specific market insights.

So maybe now less sales get done.Maybe the big boy brokerages go all in house, so don't pay a buyer's agent. 

I like to purchase turnkey and use the house hack method.

I just ran it now for Nashville and it shows over 900,000 housing searches in the past 12 months, and about 1,900 whole unit rentals available.

Set your Google Geo to the area that you are investing in and run a keyword search using "Buy my house" once Google gives you the results log the top 10 non sponsored sites listed.