@Kislay ShahI invest in Oh, Ky and Florida and join the local REIA to help facilitate my team building in each location.

About as well as you would any other publicly traded security, which for most people means not really at all.

Most lenders wants to see heavy rehab or construction experience to secure financing.

The reality here is that certain people want to be in certain neighborhoods due to location and where they grew up. 

It's a small 3/1 in a d2 college town located about 5 minutes walking from campus.

That's amazing...there are parts in florida that need more of these...I am located in the area would love to work with you to partner up get these done!!

Additionally, achieving a good ROI requires a great property manager, so it's not solely about having the right property in a good location.

Instead of letting idle $ (money being saved for future purchases, cash liquidity for repairs, etc) sit in a near 0% checking account, it now sits in the AIO which immediately saves a guaranteed 3.9% interest expense, secured by a SFR that is otherwise making positive cash flow, appreciation and such.

Trying to secure lending for an off-market property and learning the struggles of finding hard money loans that go below 50K.

If the property is located within the official boundaries of an urban renewal or urban redevelopment district, then you are entitled to be paid for anything at all you do that increases the value of the property.