To summarize, alot of the issues you are experiencing can be mitigaged with proper contract management from the start as it offers the ability to understand staffing and the many relationships and contract participants.

The market is slightly less competitive and offers 5-10% more value, the last Triplex we sold in the area was for $500K and a recent duplex in Salem at $420K. 

In a high-interest rate scenario, properties that are well-managed and offer added value to tenants tend to retain their attractiveness and profitability.Strategy #4: Explore Diverse Real Estate SegmentsDiversification within real estate investment can mitigate risks associated with interest rate changes.

There are very few that will offer 0 down.... this creates a huge risk for banks.

What it takes to sign a contract, how to make an offer, how to walk the property.

This entails locating appropriate properties, assessing them, putting in an offer, carrying out due diligence, closing on the property, relocating and leasing it out, and maintaining the property.Start by looking for duplexes or multi-unit buildings in your desired neighborhood that are occupied by renters.

Just treat them like a neighbor and you are canvassing the neighborhood because you are looking for a house to buy and you were wondering if they would consider an offer.5.

You can post the deal in investor Facebook groups, but you risk receiving lowball offers. 

It's not your job to play detective,  or the police, just let them know you can no longer offer them a place. 

@Jason Varney, you could partner and offer "true" equity.