There is still good money to be made in AZ, FL, GA, TX and other states, however, picking the right submarkets is key.

Yes you will cash flow from day one if you "buy it right".

Your CPA is both right and wrong.

on the bleachers right now just learning so i got a question If I find a  duplex for 350k, put 20% down , 30 year mortgage after the 30 years is over and the property is paid off,  it cost me more than 700k that just doesn't sit right in my stomach.

Yes, I have used my VA benefits to get my first home (townhouse) for $175k, 3.25% APR. i'm currently around $158k left on the mortgage.

In my opinion flipping is rough right now with 7% interest rates.

Even if it broke two days before they left, they could have left a note, emailed, texted, or called to report it.

You do still have to have verifiable income history to get a loan, but it's more attainable for someone your age because of the low money down.I'm in the process of buying my first house hack right now at 23 and the lenders that I've worked with do take the income history seriously.

You can see how it looks; https://333rent.com/ (it's on the top banner on the right).

I responded to her FSBO ad and made my offer which she happily accepted: a 36 month lease option; I'll bring her mortgage current, (1 month, $800), and continue making the monthly payments; option to purchase price of $88K, (my estimate of value, $100K); and I had the right to buy, sell, sublet, or assign the property at any time during the 36 months.