I bet there’s only about a 10% success rate .

@Jesse WhitacreIt will depend on your goals and strategy of choice.

Do it and my bet is that it will be your last RE investment.Why do I say this?

It will always be a hard choice as to what to do short term, just look at each of those options and calculate the 4 year value of each. 

I have been a landlord for 14 years and have only actually had to evict once because the tenant ghosted me and left me no choice but to take legal action.

If you want cash flow in the Triangle, my opinion is you have 3 choices:1.

No choice there, and I wouldn't want to do otherwise. 

@Dan HoodWelcome to BP,Good luck and good choice one the Dayton choice.It is a great mix of markets in which every one of them fits investing quarters you will find great returns.We own in various neighborhoods a couple of dozen of houses there and are very pleased.My recommendation for you is,Learn out of finding off-market good deals.For this is the most desired skill/ commodity.And will serve you at any marketNot to mention that most professional activity Real Estate Investors have their own marketing ways.Also, try getting some knowledge about creative financing for there is a wave of opportunity upon us with all of the eviction moratorium and forbearance coming to its end.

While this isn't the best choice, it may be the most practical/only choice.

Your best bet would be to put 3.5% down with an FHA loan.