Sadly the same thing that caused his business to suffer caused downtown properties to lose demand. 

Athas Capital has some of the most competitive rates and terms for Owner Occupied homes that wont fit the Conventional box.

Sure it suffered due to COVID, but you want to buy when there is distress.

If your one of those that are affected by a tenant that wont pay and wont leave.. 

This takes a level of experience that some loan officers with the big box lenders just wont have?

One that wont run off with your initial deposit and you never hear from them again.

Fannie Mae changed their rules back in 6/1/2016 to now allow it and it wont violate the "Due on Sale" clause.

For reference, I was using the following sites to retrieve the data: https://www.deptofnumbers.com/... http://www.city-data.com/When we were deciding which markets to invest in we started out looking at all of the kind of data you're researching now but honestly started suffering from analysis paralysis.

The banks can be very stern at times about their bad evaluation of the actual worth of the property and it takes time for them to realize it wont sell at that price.  

might be smart to buy it and have hi hold the mortgage rather than gift it so you wont have to pay taxes down the line on capital gains from 0 dollars to whatever it is worth in the future.