To me, the best play out there right now is to go with the smaller cabins. 

They have an app that you can run comps on, play with rehab budgets, do ARV calculations as you drive for dollars and apply for the loan on the spot.

Sometimes having someone play devil's advocate is also useful.

Is this the best play here?

@Nina Ning I do not play detective or require past rental payments to qualify for my units.

I am always cynical of those that post on here stating that they have X number of dollars, but I'll play along.2.

Playing it safe might mean walking away if the numbers can’t improve.

Fun fact, >98% of every property on the MLS, was an off-market property until the agent/broker put it on the market.     

Keep in mind that you'll need to qualify full doc (DTI, employment history and income will all come into play) and the property typically needs to be titled to yur personal name, not an entity. 

You can't expect to get the same results investors were getting in 2018.You can play with the numbers a little, but be careful.