Half my properties could go vacant and I could still pay the bills.Just take the time to sit down with pen and paper and pencil out what you could honestly tolerate, then save up to that amount.

Half a block from the WYNN, but complete dump and bad tenants.

The easiest is probably to purchase the home and just rent it out.  

But maybe have half in equity? 

Half of that would probably go towards those things , but would still leave me with 700 a month , I can put that towards the 750 rent so essentially I would only be paying $50 a month out of , while giving myself a place to live in the basement apartment of the 4-Plex , I would then plan to save up enough for another down payment and rent out the basement apartment for another 1400 bringing up my cash flow to 2800 a month but then subtracting the 750 for the rent and another 700 for maintenance and repairs and capital expenditures , what's I save up for a second house I would have $1,400 a month in cash flow from that fourplex and also have it cover my parents rent

@Anthony VargasFor vacant insuranceI currently use Arcana and if you connect with a REIA group that is a part of National REIA they have some of the best prices ever.I have also used APIA and found them to be the easiest to work with, despite arcana being 100 percent auto,ate and instant access once set up.Also in the game is NREIGAll insure nationally.Your local REIA group might have standard national insurance companies that broker a few other products for your vacant houses.

A great place to start is https://www.biggerpockets.com/forums/521-events-and-happenings which you can use to find like-minded people in your area.I think house hacking is a great way to get your feet wet in rental investing, especially if you can find a duplex or so and live in one half and rent out the other half.

@Pete Abilla, the easiest conclusion to draw is that the glut of housing inventory in the donating (departing) metros will lead to longer times on market and lower prices (buyer's market) while the receiving (arriving) metros will have shorter times on market and higher prices (seller's market).

Deductibles can be half or more the repair cost4.

The tax abatement in Philadelphia for new construction only (not rehabs) is getting cut in half starting January 2021.