How many and what type of units?  

Just recently it was announced that my county has 3500 individuals receiving vouchers; that's 3500 properties that need to be inspected yearly by the same folks who inspect new units entering the program. 

I would be househacking my first property whether it's living in one of the units for a year while renting the other side simultaneously or living in the entire home for the first year and then renting it afterwards. 

I like to use a mix of the 2024 HUD Fair Market Rents, MLS previously rented units w/ pictures to see what type of tenant expectation aligns with the rent price, AND Rentometer.com to get a bunch of data on a new market.

Having one large 100+ unitsOr5 or 6 10-20 unit multi family?

I did my research on AZ and I’m looking for multi family units with a good or decent cash flow return.

However, real estate values (on a national average) have never gone down over a 10-year period. https://fred.stlouisfed.org/series/MSPUSHere is what I do:I live in San Diego, a high-appreciating market with a lot going for it economically and very little cash flow.

what I'm telling people about hilltop is the only reason it's going up is because of the average housing price in columbus being pushed and the lack of inventory. when I started I'd have bought here too. if I was going to invest here I'd look at houses built after 1947 without knob and tube wiring, etc. the old housing is the problem. we are building now in downtown adjacent. land is a buyer's market and it's much less competitive and easy to get the numbers to work. there is very little construction in 43204 and I've transitioned to new construction triplex now with entitlement and larger multifamily projects feel free to message or call anytime. personally, l like new construction in 43203, 43205, 43206, 43223, 43222 right now and obviously 43215 which you have to have at least 600k in cash to get the land to entitle and want to build at least 100 units to make it worth it. 

I recently bought a 2 duplexes deal in cleveland Ohio.  2 of the units are occupied with tenants with lease ending soon Less than 2 months .

Consider exploring HELOC options from national banks or online lenders that operate across multiple states.