So to play in MFH in same market of opportunity means paying nose-bleed prices against other buyer's with no concept of cap-x, and having to compete against brand-spankin-new builds looking all shinny and with there assorted amenities like Top-Golf arena, pool, dog washing station etc.. 

In Virginia you can include these in your selection criteria but you do run risks if the database is wrong or you get the wrong person in your background check.Think carefully before establishing your selection criteria because you MUST stick to it.

Examples includes a Newport six plex for $645k, Two small detached homes on a single lot in Lakeside for $237,500 and a north coast duplex with very large 3/1.5 units for $560k+/-. 

The decision between using an FHA/low down payment loan product and putting down a larger down payment depends on several factors, including your financial situation, investment goals, and risk tolerance.Here are some considerations to help you make an informed decision:Size of Down Payment: A higher down payment might lower your monthly mortgage payment and perhaps free up cash flow.

However, you should explore whether any exceptions apply to your case, such as unforeseen circumstances.Unforeseen circumstances, as defined by the IRS, might include changes in employment, health issues, or other unforeseen events.

From gross rentals, a license fee (to use a well known brand hotel), and a management fee are deducted before I would receive my net rental income, which would pay for the mortgage, taxes, insurance, and HOA costs. 

Earthquakes are a risk everyone reluctantly accepts, including 88% of all CA homeowners who also don’t insure for it.

For example, when I search for single family homes up to $100k in Pensacola there are only 16 options as of this morning and only 27 if I open up the search to include the surrounding areas. 

We want to build the team to make this work including an experienced investor and go from there. in no way shape or form do we want to go into this fully loaded and halfcocked.

When the cat leaves, the mice will play"As an out of state investor, the mice are always playing.It takes years and years to develop trustworthy relationships with feet on the ground.Even then, you will loose money just like we do to this day in Toledo to shady contractors, etc...And we have a whole team of people on the ground including myself and my co-founder.Granted, if you do it right you can find amazingly cheap deals, renovate and have immediate equity plus jaw dropping cashflow.I would advise moving to the market you are considering and getting your hands dirty for a few years.Easier said than done but if I moved from Sydney, Australia to Toledo, Ohio.Anyone can do the same lolWishing you much success