@Frank Gu Enter home care in my area, city etc. into google, lots of stuff should pop up.

The strategy that pops to mind for me is to have a parent or other trusted peer with reliable income cosign on the loan for you.

You had to go threw pop Warner, then you had to be that high school all American and then the collage stand out, and after all of that your name got called.

This is my 3rd one in the last 5 years and at roughly $250 a pop I'd like to have something a little more resilient.

And I am not one to wait years for something to happen.I personally am making sure I feel comfortable with my cash/equity position first and then will see how I can take advantage of the next opportunity which for me is usually a mom & pop apartment with huge value add components.The only draw back I see to waiting is if you are able to buy and pass on good opportunities because you are waiting for something that may never come.

Im posting this for my pops, he is 70yrs old and looking for his last home, hes a cash buyer and would like to keep it below $150k, single family swelling, not apartment,condo or townhouse 2bdr +, 10,000sqf + property, 1000sqf + living space, preferably in Phx,az as we have family there (I know super expensive market).

We though the same, but it seems more and more laws are coming out anti landlords in general, add prop 19 to the mix is a disaster for mom and pop landlords.

You might want to check out our market here... we've got a lot of potential deals popping up on the MLS daily. :)

We have a large university, but a diverse economy has popped up in the area to absorb, retain and attract that population.

If I buy a site and pay so much that it only pencils with the national credit tenant on there then I do not want to own it until there is an executed lease with non-refundable hard money from the tenant.If the land is so cheap that national tenant passes, regional tenant passes on the site but mom and pop wants it then I can still make money for the low price paid so do not mind owning it and land banking it for awhile.