For me that is the beginning of the end and I am already looking ahead planning to give them a new mailing address at a property I do not own.

If what you want to do is just buy investment properties (and not live in them), you're going to have  a tough road ahead.

My wife’s family have gone through Boise Credit Union for approval of loans, but I want to be open for shopping around for the right loan and get straight through the process to start the search for homes!

Too many variables for a straight answer.Are you currently on market?

The costs can be extremely high, but in mid to high end areas, you could come out well ahead in the end.

Well managed C class is prime for strong years ahead. 

Certainly STRs would survive them, but I am not certain that we don't see some major shifting in this industry straight ahead.

Although we came out way ahead, I think we might have underestimated deferred maintenance expenses.

I've went ahead and contacted a local REI investor and I'll be attending some meet ups once this pandemic blows over. 

Here is an example:Yesterday I wrote an offer for a $40k house in good but not updated condition, in a solid C neighborhood that's currently rented for $875/month by a lady who's paid 2 months ahead.