All sorts of rehabs/conversions can turn a total loser into a cashflowing property. ...another example: I've built ADUs in previously unfinished basements, which turned properties that were $500/mo negative into properties that now cashflow 1000/mo ...the power move was rolling the construction debt into refis on other properties at lower rates, which more than negated the construction debt...in other words, I got paid to build the ADUs (these days, this isn't usually possible--or at least, it's a lot less likely--now that rates are rising...but who knows, rates might decrease again at some point...). ...Although certain rehabs/conversions can force cashflow, there is real skill and art to spotting properties that are good candidates for these types of rehabs/conversions. ...an effective rehab/conversion is often a lot trickier than HGTV would have you believe, and choosing the wrong property to do this can completely blow up the financial model.Another approach is to learn to find properties that have something that turns off other buyers, but which is irrelevant to cashflow, and irrelevant to your business model.

@Landon LeschberAvoid FOMO and make sure your numbers work and don’t force the numbers.

This will give you a cushion that won't force you to work the W2 forever if something goes wrong.

Inflation has affected everybody and everything, and some companies are forced to raise wages to keep employees, and raised wages mean that more people can afford more rent.Therefore, I expect the demand to remain constant or increase in coming years.But remember, my prognostication abilities are no better than anyone else's.

The financing is better, terms are better, more liquidity in the market, more economies of scale, easier to manage, value is forced at a higher velocity due to lower cap rates, and I could go on and on.

Some of these are "curable defects", meaning things you can change, and some aren't.The recipe for a good deal involves finding an under-utilized property, getting a good price, and forcing some appreciation after you close.

Forced PCS’s 2x and now preparing for separation like you.  

Or should we sell our primary take the $350,000 buy two new duplexes and then buy a primary with zero money down with my VA loan.Third option is just keep saving up money since our house is paid off and every couple years by a duplex with our saved money  Don't force it, that should be your underlying mantra. 

Buy distressed property at a discount The rehab forces the equityProperty does not qualify for FHA financing or in some cases conventional By forcing the equity through the rehab you can pull your money out.  

They force the cost of housing up, and detract from any sense of community in neighborhoods.