Ask many White Collar Workers what they did, and they survived pretty well.Saying I'm going to be a plumber for 30 years is a bad idea, health is not on your side. 

If the HOA is healthy and the location is solid, you can't lose.

Have you talked to your lender to determine if this is a 4 unit or less residential property,  or if it’s going to be classified as commercial since there are 5 income producing units?

Hello I got opportunity and i trying to see how can i realy make it.i can get house almost for no money.ARV 120kIRS LIEN 110kback taxes for 12KOWNER NO CARE ABOUT THE PLACE.is there any creative way to produce income from that situation ?

I see many people buying in these areas, and it seems that they can produce a good amount of cash flow, but these areas just aren't for me.

We live in Austin so finding homes to BRRRR that would produce the rental rates needed is really tough. 

Rental Rates Projected To Increase For Dallas Apartments DALLAS (Multi-Housing News) – The North Texas multifamily market continued to show healthy fundamentals last year and into first quarter 2019, according to Yardi Matrix.However, supply dampened rent growth, slowing it to 2.8 percent year over year through March, slightly below the U.S. average.More than 26,800 units were delivered in 2018 for a new cycle high, with an additional 44,700 apartments underway as of March.

If it cash flows, there's value add potential such that it'll produce a return for my investors, it'll withstand a drop in rents and occupancy in case of a recession, then I'm interested. 

In time you do want to build up a healthy buyer's list but don't feel like you can't do anything while building the list. 

We'd like to tap into this equity but discovered that borrowing money when an LLC is involved produces rates that are so high it's difficult (borderline impossible) to cashflow from properties in the area.We'd like to consider taking personal loans or HELOC as the rates are much more appealing and it allows us to still tap some of our personal equity.