From my perspective, it'd be tough to get a deal there right now, and even tougher to make money any time soon.

So here are the main factors I see from the owners perspective to take into consideration.

The cultural shifts taking place are moving the industry in the opposite direction as has been predicted, and it makes sense why when you think about it. 

Was having a few drinks with my investor friend and he told me that he has shifted to a different strategy and it has been working out for him, wondering what everyone on here thought ;Instead of renting his houses, he puts land contracts on them.

I think you will find many people with similar stories as you that are looking to shift from their intended careers to a career in real estate investing (myself included).

Highly recommend if you're having trouble shifting a business model in todays market. 

Going under contract on 5 doors using a 1031. I have been, of course, mulling over the risk considering things are so uncertain right now. Thought: if a tenant was able to have the requirements to get into a rental ...

@Nghi LeAppreciate the perspective!

With the very rapid shift from safe to very risky investments because of this, I plan to hold off for now.

Can someone who has used a 203(k)  help provide some perspective on their experience?