It definitely requires more time and effort if you're delegating the responsibilities to yourself. 65k would really open a lot of doors in terms of houses prices, with 25% down you can purchase at least up to 260k with some cushion in case something goes wrong or if you need the money for emergency use. 120k-170k is the sweet spot where you can save money managing while reducing a major repair that might come up as well as effectively maximizing returns.

Where is the sweet spot of lower purchase price paired with higher rates?

So if we can get them off list price a little it could be a pretty sweet deal even taking into consideration for below market rents. 

Unfortunately, the Big Bank o' Time will never get a sweet bail-out deal.

Sweet!

Because of that the sweet spot for down payment typically is 20% down.

It may take a combination of these for you to reach your "sweet spot" but since the Fed will raise rates in a couple of weeks, I don't expect it to get easier.Remember, if real estate investing was easy, everybody would be doing it. ;-) Be exceptional. 

ThanksStormWell, the beauty of living in the home you are fixing, is that you don't have to travel to your side job, and can take your sweet time.

Evictions will still be short and sweet.

Make sweet, sweet memories with your most favorite someone in a place that's been a historic part of the Great American Revolution of Love.