You can bet that not long after rates rise significantly, banks will start calling these subject to deals to either force a sale or refinancing to reset them to higher rates.

But i bet making a few mistakes is a good place to start. ;)

If you're looking for commercial property, cold calling is your best bet to start.

I even feel it a safer deal because of it.I could buy the property and pay a manager.

But, I would bet a quote at 518k (or even 450k) would be basically equivalent in price if not possibly higher than your hypothetical 625k with an admitted carrier.  

The areas do have greater risk but if you are thorough in your due diligence of the numbers, tenants and the area the property is located in, you will have the opportunity to make larger profits than these "safer" markets.

But I am not betting my retirement on it. $55k is a solid amount of money to start your journey. but turning that into $1M will be full of twists and turns and many years of making good decisions.

Think of a speculative bet on appreciation as an asymmetric trade with a large possible upside and a known, and limited, downside.  

Looking for something $2-$3 per sqft that will last a while and not feel "bubbly" when walking over it.Is glue-down LVP our best bet?

After reading your response as well as other BP forums, I think my best bet is to start with a SFH and buy and hold it as a LTR especially with these current interest rates.