I know there will be moments of discomfort and things will pop up that we might not expect, but just as I said to Luke, you have to start somewhere! 

@Kimberly RothHave the pop-corn ceiling tested for asbestos and make a decision based on the results.

Bend has regional fame/desire ergo for a small 100k town pop or less  3 hours from any major city  the RE prices quite high compared to other parts of the country.. you have a big over flow from CA and other parts of the country for the so called quality of life living there.

I don't think there will be a huge increase in inventory, but with post moratorium eviction estimates as high as 6,000,000 there will definitely be opportunities with individual and mom and pop landlords.

You have more than enough Market, in a 800,000 Pop city.5Outside or climate controlled?

Find a mom and pop owner of a place with multiple rooms -- sign a master lease with a right to sublet.

After a while (sometimes) mom and pop let it go due to various reasons.

@Darshil Parikh I don't think we are in a bubble (that will pop), but I do think we're in a shift.

This investment opportunity did not pan out for me and I had to pull my offer due to some red flags that popped up.

There are some deals on the MLS that pop up here and there in the higher price points (500k+), but most flippers are still fighting for that 250k home that will sell for 400k and that really doesn't exist anymore and if it does, someone will buy it for 330k and move in themselves.Casa Grande, Coolidge, East Mesa, Florence, San Tan Valley, and Maricopa are worth looking at in terms of outlying cities.