That's great you're plugged in the BP community, but I would also look in your local market.

totally hear you, pre 2021 in knoxville was a totally different ball game. again depending on your goals and strategies, your expectations aren't unrealistic. some deals may require more of an investment to make the numbers work like one of my student rentals that was a full gut project and took nearly a year to complete yet it spits out 15% cash on cash returns annually and i purchased that late 2022. investing in general is a risky endeavor, it's all relative to ones own risk tolerance depending on their position. we try and make calculated risks and look to evaluate multiple exits before pulling the trigger, yet there is still some risk involved. maybe a reit or syndication is the way to go if you want to be in real estate yet don't want to take on the properties yourself. either way i'm happy to make some local connections. 

I did an 80% loan from a local bank and a 10% seller carryback.

. * We can only imagine the morass of bureaucracy it will take to administer Rent Control, housing will be forever taken off the market and it may encourage an illegal black market in Rent Controlled units.https://caanet.org/votervoice/You can contact your local reps here to fight this injustice!!

If you're interested, we have a local group of investors that meets once a month.

It has been booming for the past couple of years with strong job growth and population increase.

I've reached out to the local housing authority for additional information waiting to hear back. 

Professional investors do this by sending thousands of mailers to distressed property owners, or building local "We Buy Houses for Cash" websites that rank well locally in search results. 

I will apply to some local lenders and see where I can get going the cash out mtg route. 

Check with your local zoning about splitting your parcel to create a new address.