For instance, around my neighborhood, many units are not pet friendly.

Having said that I live in a neighborhood where some older subdivisions do not have HOA while adjoining newer subdivisions do have HOA.

It was a pretty beat up property in a tough neighborhood in the depths of the downturn.

I am strongly considering starting the online courses myself but, like you, I plan to keep my W2 and use my license to save on acquisition costs or to make some money on the side through organic referrals, friends, family, etc. 

Our education has just begun about how to turn what we've been doing organically into a business strategy. 

With that said I am opening up more to the idea of single family homes In cleaner neighborhoods, but still being new to the area, unsure where exactly those places are. 

But I am also witnessing as well as organizing a newer more scalable model providing for a more cloud-based, remote, less-than-full service--model that is appealing for a large amount of investors and property owners who are interested in receiving many of the traditional services (rent collection, bookkeeping, leasing, noticing, maintenance coordination, answering phones, etc.) but who would be willing to pay about 1/2 the monthly fee in exchange for participating by physically being present to allow access, showings, servicing notices, etc.

I would say they have gone to the extreme now.https://www.nbcnews.com/politics/politics-news/leg...It should be noted the govenment charges people with organized crime and drug dealing if they knowingly rent property for drug dealing or manufacturing.

I can understand the desire to have a great cash flow and high ROI with no $$ in the deal, but I don't see the point in running your numbers based on that goal, and making a decision based on those number.....especially if your real plan is to put 20-25% down anyway......If you can find a place that cash flows well with zero down.....and isn't a BRRR deal, then that's pretty awesome6.5% ROI isn't "bad" .....its just not great.....there are other OOS places that have the potential to do better....but some of them come with a higher risk (lower class neighborhoods etc).

If you want a better neighborhood to invest in then go further east to Bosart Brown and north to Emerson Hts, (as mentioned in previous post above) Englewood-This area is located south of Michigan to south of Washington to the railroad tracks and Rural east to Lasalle.