I don't think prices have come down much faster across the board, except for used cars.

There appears to be an exception to the rule...If the property contains an accessory unit, the property is eligible under the following conditions: The property is defined as a one-unit property.

I'm in similar situation except with retirement funds. i was 95% cash pre CV & still am. 

I believe I understand most of of the except for the 65% LTG IO financing @ 3.5% part.

***Only exception is if an owner has plan & funds to reposition Class D to Class C or higher.https://www.biggerpockets.com/forums/776/topics/960183-what-they-dont-tell-you-about-cheap-rental-properties?

Purchase price: $775,000 Cash invested: $700,000 Sale price: $1,660,000 Fully renovated single-family with 4 bedrooms and 2.5 baths spanning four levels, features high ceilings, extensive crown moldings, millwork, & exceptional finishes throughout.

I personally don't do inspections except move in and move out.

Purchase price: $775,000 Cash invested: $700,000 Sale price: $1,660,000 Fully-renovated, sun-drenched single family with 4 bedrooms and 2.5 baths spanning four levels, features high ceilings, extensive crown moldings, millwork, & exceptional finishes throughout.

We've purchased tons of inherited houses in the Coastal Bend, and without exception, they've all needed title issues addressed.

We are pretty much debt free except mortgage.