You mention you also have a low credit score, between that and no income you will have a very hard time getting a loan, you could look at DSCR but that is getting more difficult as well.

We are now back to Nov. 30th levels, making this a 3 month…. dare I say … Trend!

Think of it from the PM's perspective: if you were them, would you deal with the significant headaches of a C or D area (non-paying tenants, trashed properties, crime, police calls, etc.) for a 10% cut of a single property (probably just a few hundred bucks a month) ...I wouldn't.To make matters worse, the property isn't appreciating (because it's in a low appreciation market, or even a depreciating market), and the tenant pool is primarily made up of people with bad credit, low/no income, and a history of property damage at the previous places they've rented.

Accordingly, you should gather data to support offers other than list price and when you make the offer, if it's low, politely explain your reasoning.

I love the idea of renting out vans to other people so they can experience the highs and the lows, too.

Personally, I love the Atlanta area for investing, I have a ton of clients who invest in Atlanta and in Baltimore and those areas seem to have a decent return on investment for flips even with having low down payments on the purchases. 

I was able to scale to 4 properties on an entry level income because i was purchasing properties in Sudbury which provided me a high rent relative to the purchase price & mortgage amount.

Plenty of pro's including easy qualification, low documents required for underwriting/processing, and just overall convenience + turnaround time, among other nuances that make it a great loan product.

There's still a lot of saturation there that I don't think has worked through the system; inventory is still relatively low especially in my price slot ($400-550k) so I think a lot of those people who bought in the last 3-4 years are either in the same boat as me - don't need it to make money - or they are hoping to hold on until things turn around.

The economy looks to be slowly diversifying away from Oil and unemployment is low in OK.