I am in Milwaukee, very hot rental market.Whenever you have an issue like this, think with an XLS and project dollars, for example:- 2 months lost rent: 2 x $2000- 5% lower purchase price: $15,000 

Knowing exactly what’s happening with the duplex—rents, repairs, tenant feedback—can help you catch issues early and save time, stress, and money in the long run.

In many ways, it is "lower risk".But the not as altruistic side is: most syndicators, even those with $2bn+ portfolios, don't have the track record length to attract institutional capital.  

Go for a lower downpayment. 

Not to mention scams are so prevalent these days, it's stressful vetting all these companies and making sure my financial info isn't getting into the wrong hands.

Also see if monthly gap might be lower as a mid- or short-term rental.

My goal of refinancing was simply lowering our monthly spending to reallocate towards future investments.

But if you’re looking for a more stable, family-friendly environment with lower costs and a focus on LTRs, Texas could be a better fit.Since you have young kids, I’d dig deeper into school districts and neighborhoods in both states—family life can really shape where you’ll feel at home.

Try looking for lower priced mobile homes on private property that need to be moved. 

But I get it in the lower value assets of the mid west and rust belt cities wholesalers dominate because they spend 100s of thousands in marketing for those type of assets..