(edit: the property can have up to 3 units built on it...house with attached separate apartment + unattached ADU)Of course, other people are telling me to park my cash in a high yield savings account and just chill LOL, but I'm not really comfortable with that either as an investment strategy.

I got a quote stating that they could give me an LTV that would cover the purchase price of the house + closing costs ($86k), which is roughly 66% LTV.The ARV of the townhome should be roughly $130k.

Hi @Cameron Dasteif I understand your question correctly. you would A. buy a house for $200KB.

We live in an area where prices for houses around around $700-1,400 a sq ft (and climbing!) 

These are some of the ways the clients could be affected by property managers who are not prepared: Extended VacanciesInadequate marketing strategies and tenant screening processes can result in prolonged vacancy periods, translating into substantial lost rental income.High tenant turnover due to poor resident relations further exacerbates vacancy losses.Inadequate Maintenance and RepairsNeglecting preventive maintenance and delaying necessary repairs can lead to accelerated property deterioration and higher long-term repair costs.This can also negatively impact tenant satisfaction, contributing to higher turnover rates.Legal and Compliance IssuesLack of knowledge or disregard for landlord-tenant laws and regulations can expose investors to costly legal disputes and penalties.Failure to properly handle security deposits, evictions, or fair housing practices can result in significant financial liabilities.Ineffective Financial ManagementInaccurate budgeting, expense tracking, and financial reporting can lead to uninformed decision-making and missed opportunities for cost savings.Failure to optimize tax strategies and leverage available deductions can further reduce net returns.Diminished Property ValueInadequate maintenance, high vacancy rates, and poor tenant screening can negatively impact a property’s perceived value and appreciation potential.This can significantly affect the long-term return on investment when it comes time to sell the asset.While a 10% management fee may seem reasonable for a well-performing property manager, the cumulative impact of mismanagement can quickly escalate the effective cost to investors, potentially outweighing any perceived savings on the management fee itself.

I’ve double checked comps from houses that have sold the last 3-6 months.

I'd suggest possibly extending the house hack to another duplex or quad. 1-4 units are residential so will be easier to finance. 

Investment Info:

Retail commercial investment investment.

Purchase price: $485,000

Cash invested: $10,000

High Visibility Corner Retail Location. 3800 sq ft, 2 story building.
Potential NOI valuation...

Something I've observed for many years is that the price of housing in the Boston area has skyrocketed. 

Contact the housing department at FAMU and see if you can get on their list of off-market housing opportunities.2.