What price range would you be looking for?

Home prices have dropped since last year and are still going down.

The 5% down program doesn't have an additional inspection. 2 units get a bad rap because they don't have the cash flow opportunities that 3 and 4 units have BUT there are advantages.

Also I think that the opportunity cost has to be considered.

I just sold my house , agreed on a price but told the buyers agent to add their commission to the sales price in a fixed dollar amount .

I am also making calls and looking for opportunities where a seller might consider seller financing or a subject-to arrangement if the bank owns the property.

Unfortunately, you ignored multiple red flags during the vetting process and now you're paying a price.

I've started my own real estate fund because of the opportunity coming. 

And if a long-term lease like we have in commercial real estate, you can schedule increases in the rent rate on a yearly or biennial basis, either at a fixed negotiated rate like 2% or linked to the CPI or consumer price index, which in 2022 was up 9% and this past year was up only about 4% but traditionally is up only one or two percent a year.

The current market value of the home is about $645,000.Key Details:Purchase Year: 2020Purchase Price: $415,000Current Market Value: $645,000Mortgage Interest Rate: 2.99%Equity: $320,000Current Monthly Cash Flow: $1,450Return on Equity (ROE): 5.44% (without variable expenses)Return on Investment (ROI): 14.5% (without variable expenses)However, I've noticed some trends that are starting to concern me:- Home prices in my area are slightly reducing, and rental prices are also on the decline.- There are more houses listed for sale and rent in the neighborhood, which is pushing rent values down.- My current lease is up in September and the tenant is leaving, and I expect my monthly cash flow to reduce to $950, lowering my ROE to 3.57% and ROI to 9.5%, again, without variable expenses.- Homes are staying on the rental market for a few weeks, sometimes months, even at lower prices.