Appreciation of an asset with low down payment, tenants paying principle down, tax advantages, all reasons why real estate is an investment of DOING.   

cash flow has just been hit hard everywhere with the rise in interest rates. the properties in my portfolio that cash flow the most are at interest rates that it's not possible to get anymore - low 4s - and somehow there is still tremendous demand for properties that won't cash flow or break even, which is what you're finding.based on what you've said about your current situation... i don't have a good answer for you. 

Hey Account Closed - I highly suggest  using a renovation loan and house hacking a multi-family if that is possible with your current life circumstances.The 203k and homestyle renovation loans are just amazing products and drastically help you reduce your risk, in my opinion, because you are able to leverage the cost of the entire renovation with such a low down payment loan.We work with a lot of clients who use these products in Chicago, and no matter what, in the long term, they gain great equity.If you aren't able to house hack - the process is essentially the same, but just with more money down with hard money or conventional construction loan.

Safe to say that many punters who invested in low cap rate syndication deals, especially during the peak of the hype, are getting schlonged right now. 

I find the savings from not needing to add chlorine is instead spent on chlorinators.I would not use salt for an only a spa because the chlorine use is so low.  

In what cases can you put down as low as 3%?

Propose starting small, like a single-family rental or house hack, with a clear, low-risk plan to minimize concerns.Leverage your industry connections and offer to handle the initial responsibilities, demonstrating your commitment and capability.

If I have the time after dinner to run to Lowe’s , and deliver material at 10pm, I didn’t have to ask if that’s ok.

Long wait but I got a lot of upgrades for a very low price.

My clients who invest in Section 8 housing do so in 'not quite' transitioned communities but that have low crime rates.