Typically, when I'm counseling with an out of state client that is living in a higher cost of living area - the client is usually better off to house hack in an expensive market rather than buying RE in a lower cost of living area unless there is a lot of excess capital to work with.If you have any questions - feel free to reach out as I am happy to chat.

Foreclosure lists I think can be determined at some sites like propstream (I've never used it so I could be wrong).3: networking with lawyers that do probate situation and/or divorce situations and want a quick close4: Owner occupant of a property on Hud Homestore - basically trying to help first time homebuyers buy - less competition5: tax auction and tax auction sites6: Offering on properties that have been sitting on the MLS for LONG periods of time and low balling them.7: Calling owners that have recently had their property pulled from the MLS.8: Wholesalers that are selling to you with an assignment fee.9: Low balling every property you look at on the MLS and seeing what sticks.10: FSBO with strong negotiation skills.11: MLS when you see the property really quick once it comes on MLS and put in a full price offer but it was mispriced low (I got a gem a few years ago that has probably close to doubled in values since 2020 when I bought it).12: MLS offers that you really want to ownI might be missing some others but these are the general classes of people that I have noticed. 

Hi Nate, I currently have a client that wants to lease a home to place a group home.  

@John Faulk Jr if the goal is to ultimately purchase a property in a market outside of your own, I would strongly suggest working with a local realtor in whatever market(s) you are considering.

It shouldn't be incumbent on the client to ask about crucial coverages that might be available.That's what you pay your agent for!

Strong appreciation and cashflow but you will most likely have to lower tenant qualifying standards in these areas and put up with a little more headache in the short term.

You can run payroll out of the child LLCs, no issue there as I've done it with some of my clients I've worked on.

I have seen townhouse and apartments selling for under 250kI have an investor client who acquired a duplex about a mile south from the stadiums.

Lately my investor clients have had a lot of success with this and I'm starting a weekly email sendout with what's on the market that fits the bill. 

Most commercial lenders don’t want to take on new clients at this time.Options:.