Best bet would probably be 6+ properties with below market rents.If would like to talk in more detail about the strategies I can give you a call on Monday.Niels

I am not talking about rural areas (like where some of the DGs are being built) but small towns or the periphery of mid-sized towns where there might be 10-20K population in the the 5-mile radius. 

@Mayer M.What size?

I was shocked my coworker got one for his property in a decent-sized town that is only 45 minutes outside of New Orleans. 

@John Chason I have owned multiple properties of similar size in both asset classes. 

I doubt they would be selling a lot that size for such a low price if it could be sub-divided.  

@Ryan McGrath I think your first concern is to make sure it's a legal rooming house or to understand the steps that it will take to make it one - which I'll bet would include things like extra egresses and a sprinkler system.One incident / phone call / police visit where word gets back to the building inspector and you might find a big red "VIOLATION" sticker on your front door.Next, I'd want to do some forensic accounting. 

Your best bet will be to go about it through the pending tax sale angle.

@Eric @Eric Michaels I've yet to contact a meth remediation company, but it seems it can either be a cleaning job (around 5-10k) or a complete gut (around 10-25k +) depending on the size of the property.

I bet the Fed will lower rates before it lasts too long.Trade tariffs are my near term equity trade triggers.