Purchase price: $240,000 Cash invested: $200,000 Remodeled the house, all doors 3ft wide, added a wheelchair friendly bathroom and shower.

@Robert ThompsonI don't think property value are 'low' right now, but lots of us are still buying.In order of easy to hard you can: look on the MLS; connect with wholesalers and others who source off market deals; and reach out to sellers / market yourself.If you can though, start with a house hack or live in flip instead. 

Of course, the wear and tear was through the roof and the water heater or HVAC never seemed to perform to his liking when it is summer and you have 14 breathing, walking talking 98.6F meat-sicles in the house warming it up.  

Quote from @Doug Webb:Hi I currently stay at project freedom housing support which has 4 units & about 14 tenants to a unit.

Maintenance does not do pest control. so my house, which is surrounded by ten acres of woodland requires $430 from orkin because they cant be bothered to open a can of raid.  

Personally, I would look to buy that kind of property and house hack it - meaning you live in one unit and rent the other 3-4 units out.

The house hack cash flow should more than pay all the costs and throw off profits.  

They ignore that we create jobs, create affordable housing, and stimulate the economy so much that the net result is that tax revenues increase.

I've only done house hacking so far at this point. 

My other options appear to be limited and would most likely renovate, sell at ARV , pay cap gains and then reinvest the proceeds into hard money deals or commercial RE… Thanks again guys ….