I won't officially be resident to Ellensburg until mid/late September. 

I also think some of the mid west States are set to soar, before anyone beats me down, I will say it is a fragmented market for example in Detroit, it depends what/where you buy on a micro level.So my broad question is will 2020 bring on a BUYERS MARKET?    

Below, I'm going to break down the characteristics.1) It is in a smaller town, about 80,000 people, in a landlord-friendly state. 2) Town has mid-low crime, and multiple job sources.

I would suggest checking out all the local live events and planning your visit to look at properties around several of the local groups so you can attend and connect.In July - Mid-America Association of Real Estate Investors, the local Chapter of National REIA will be hosting a Vendor Trade Show, open to the general public as all meetings are, but this is our annual networking night with no speakers.

So a garage or small storage shed for a small to mid size house is enough.  

@Cody Hill we are in the hard money boat atm; they changed the refi rules when we were mid-reno.

It is Maine, so the season is about 11 weeks (mid June to Fall).

@Chad Urbshott  I have to revise my statement of never buying owner occ I did buy probably 10 of them in the mid 2000s when I had a pipeline into a thrift in Oregon they would sell me their NPN about 10 days before the foreclosure they all went to sale and I either got paid off by 3p bidders or I got the asset my only reason to buy the notes was to get the asset.. one I built an 8 unit on.. 

The mid-century look is popular still and super cool.I would focus my efforts on adding a bedroom and bathroom downstairs.

My credit score is in the mid-700s and aside from housing, I really only pay about $250 out of pocket for car/insurance/gym/etc.I apologize if I rambled, but I would love to hear some thoughts about what you would do in my situation. -- Long-long-term, I would like to have many rental properties while flipping houses and working as a real estate agent as my career.