Get to know them, buy them coffee and spend time with them.

The statement is buy real estate and wait, not wait to buy real estate.

@Amanuel GebrelibanosIf you are going to buy or sell 1 or more houses a year than you should get your license if you want to save money.

Most Costa Rican mortgage loans require %50 down which we have the cash for but we don't want to tie up that much of our liquid assets in one property as we intend to buy a 2nd property in the next year or so.

They’ve become harder to find lately so if I see them I buy them all.

If you want to just house-hack, i recommend buying a good property in a good area no matter the price. 

Usually, I buy with cash.

I'm wondering if it would make sense to source modular homes in China and have them shipped to and assembled in markets like Memphis, Atlanta, Birmingham, and other where you can buy vacant lots with utilities for as little as a few thousand dollars.

You could then buy in a nicer area and have your money work for you while still having a primary residence. 

I personally invest in Sacramento, mostly equity plays on buy and hold rentals, but am starting to flip properties again.