(Or I missed it, answer is the same either way.)Please make sure you know the security deposit laws/regulations for your market inside out.

The problem is, the inexperienced operator hasn't perfected the ability to buy off market properties at the purchase price that makes sense, so they often over-pay and then encounter less lending options as a result.

Cant speak for the other markets but here in College Station, you can get low-interest-rate loans even as an investor through the builder's preferred lender! 

Thanks in advanceThat is pretty standard in Midwest markets.

However, this is a great way to access markets all across the country that offer decent returns to acquire long term hold properties. 

Investing $135k in Upstate NY, particularly in Greene & Albany Counties, offers a range of possibilities depending on your goals and risk tolerance.If you’re looking for steady cash flow and long-term growth, single-family rentals in strong rental markets might be a good fit.

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

@Jay Hinrichs Yes still good money in flips and new builds to be made especially with off market deals.

There are some great properties on the market plus Tempe's city council is looking at expanding the rules for ADUs.

Won't market a specific one (Feel free to reach out privately), but those are easy to use, nontechnical, and provide okay + results.