It will all start making sense.At some point you gotta get off the bench and get in the game.

It is kind of a waiting game, but I definitely agree that the live 'n flip is probably the way to go right now.

I’ve read about portfolio loans for multiple properties, but have found banks reluctant to do so for me due to lack of experience (I only have two income-producing property is now).

The circumstances surrounding it aren't the greatest, as he was essentially screwed by his wife's sister after she agreed to use her credit to get them into a house that they paid down for $400K over 10 years, she didn't pay the down payment, or taxes an insurance, and now she is demanding more than half the $500K equity after saying multiple times in 10 years she wanted nothing in return.

(though I know note investing is a different game).

She's also not a fan of looking at multiple neighborhoods, which I may have to do in order to find a good deal.

It’s a numbers game!

It has been going up 15% for the past couple years. https://www.weknowboise.com/blog/real-estate-market-trends/ That's not to say I want to 'bet' on appreciation, because I do not want to be playing that game.

There are some amazing networking opportunities here...I highly suggest getting involved with REIN (Main meeting is this Monday at Tech Hill Commons) What I like most about the Nashville Market: You can buy a house in the ghetto with bad loud neighbors, or backing up to railroad tracks, fix it up, and it will still sell day 1 with multiple offers right now. 

@Todd Simmons, plenty of flipping right now but all the flippers I see are local investors, much easier than doing from out of state which I'm sure some people are doing (like @Leo Furest), so if you want to get in the game here in Detroit make sure you have a great team otherwise your experience might be a bit painful.