There are opportunities, if you can play at that level.Less expensively, you can look at Danbury, CT; Albany, NY; Dutchess county; northern Westchester.I'm also considering the Berkshires and Eastern CT.

Mortgage payment on the more expensive property would be ~740/mo, on the cheaper one ~460+75, or ~535, though that doesn't matter as much -- where it comes into play is "what are the financials of the HOA like?"

Then you play the follow-up game!

You'll need to know the costs and time frame for receiving permits, which would play in to step 4. 

Truck mounted professional carpet cleaning is powerful enough to extract all the water, which is critical when cleaning carpet.I would not use bleach, but I would try Oxiclean on it.

@Kelton Johnson, playing devil's advocate, why cash only?

I am transacting 1 deal in the portfolio for my buyer where they are transacting 20 for a set price so it's not my problem.Yet again others will say co-op is 2.5% like the seller is paying 5% total but they play games.

Your property appreciates with time as inflation and demand play their part.  

I personally would rather be an investor/landlord willing to help than not to, as I have found the ethical approach to what my parents always told me growing up to "always treat others as you'd like to be treated" to be very fruitful in this game of life (and real estate) we all play. 

Hey guys, I've got deal this deal in play.