I'm having rents below market, because I rather want them full than vacant.They were all bought and renovated within 1-2 years.But it's a labor intensive neighborhood, so it's different than a cushy middle-class neighborhood.So, it all depends on where your risk threshold is

I live in Seattle and was looking at investing outside of the city (Everett, Marysville if you are familiar) but am curious about out of state investing as the numbers often work out better.To get to the point of my question, how is a beginner supposed to invest out of state?

If they would be able to get an apartment for 600-800 a month and we're talking a 100K difference in price then maybe you could work out an interest only loan where they sell under market but take back a second with interest only.

Ideally I want a duplex but I am also open to a single family home.So far I've read Rich Dad Poor Dad, listened to many BP podcasts and I am inspired and can't wait to "pull the trigger" the most intense three words for me right now!

I was thinking you could do the whole loan plus the down payment/closing costs with CHFA and not have to involve family at all as that doesn't always work out well.

Did 2 transactions with them and was uncomfortable during the process but it did work out with their title company.

Do the units have in suite laundry,off street parking,dedicated parking space for each tenant,separate storage units,lake or skyline views,clubhouse,pool,workout room,concierge service,utilities included etc.You have to make sure the landlord is not giving rent credits for first month or waiving security deposits which will lower your actually monthly rent numbers.Rents could be fixing to drop for the area and the tenants lease terms are fixing to end.Then after you buy they come to you wanting lower rent or they leave.When foreclosures or short sales happen around the area the new owners that buy for cash or a loan loan amount after down payment can achieve the same or better cash flow with the lower basis.This results in them leasing for below market to retain tenants or fill up fast and puts downward pressure on average rents for the area.

Slow and sure like the tortoise and things work out nicely.

Perhaps if you wanted to save your money and test the market with MH you could decide if it will work out for you or not.

If you have your own land and want to sell it as a land/home package - that might work out depending on how your market is there.