Waiting may not make anything change.Whilst I likely wouldn't double down on a second property in Ft Mac at the moment trading into something that can produce results now since as mentioned - you need to live there - might be a solution.It comes down to the long term numbers in my book - you need to project out (conservatively) all of the numbers and go with what works best for you. 

If you want to purchase income-producing real estate, I would consider doing it in your 401(k) or your IRA.

These rules will help you make money, in my experience, even if markets go bad for a while as they often do: 1) Learn how to present your ideas, communicate, sell, negotiate both verbally and in writing and both one on one and publicly2) Know your math, wealth is a skill based on numbers, so know current numbers, expected numbers and cost plus time to get there3) Know how to organize, prioritize and focus on the macro as well as the micro steps by truly observing and analyzing to constantly shift and adjust as needed4) Know how to stay healthy, alert and energetic to produce productively and be effective efficiently to get more done in a unit of time based on the 80/20 rule5) Network strategically time exchange in abundance with powerful well connected allies who can show you the short cuts that you can duplicate, leverage and scale6) Master the creative process and use your resources in a resourceful manner to get started, build momentum, grow and contribute to the greater good

@Mark ElderThe concept you outline is going to produce a self-dealing prohibited transaction. 

The way I see this is that my net return from the contract for deed scenario of $11,865 does not produce a good return on equity of $11,865/$108,867 which is 3.6% annually.

If you're struggling with adapting a value-add strategy to your properties, I highly recommend you take a new approach that has been very successful for us.There are many challenges to getting rent increases during a pandemic, but with some hard work and an innovative value-add strategy it’s quite possible.

Inventory in my area is very low, so i'm struggling to find properties that produce reasonable monthly cash flow and CoC (based on what i believe to be good numbers).

Sharp contractions in personal consumption, exports, inventories, investment, and spending by state and local governments, converged to bring down GDP, which is the combined tally of all goods and services produced by our economy during the quarter.

Usually you are required to produce current leases to justify your statements and some want to see P&LI always have DTI issues due to real estate being a large part of my income.

What are your intentions are you a wholesaler who wants to produce leads for yourself to put into contract or are you wanting to be a marketing company and sell those leads?