There are also owners that buy at $30,000 home that is dilapidated, in the worst part of town, and not in rentable condition to anyone that has a job or just standards in general.I suppose there is the chance that you were done wrong by 5 property management companies, and had a run of horrible tenants, but I would wager a guess you got what you paid for. 

Being local to the area where you're buying is important and can help you find local funding sources such as private lenders and/or future partners. 

v=5yLr4ktCtqY&t=1807s).David and Rob advised that since I'm in a bad location, I should consider selling the house and buying in a better area judging by the long time it took to get a tenant.

.- Buy duplex with FHA 3.5% and look for another property like fourplex- Buy duplex with conventional loan 20% down and wait until gain another downpayment 

Speaking broadly, I think the best investment strategy involves finding properties that aren't fully utilizing their income potential.At a more sophisticated level, that might mean buying a fourplex of large two-bedrooms, making relocation agreements with the tenants, remodeling the units into three-bedrooms, and then renting them out at market rents.

I recently use to be a Pro member but had to put my membership on hold after buying my first home a month ago.

If all else fails, as the new owner, you can do an eviction on them once you buy it.

I'm looking to buy a new construction home in CA for $750,000 as an investment property (around 8% interest rate) with 20% down.

But the homes themselves could be old, so when you buy a home, look for updated ones.

Now, my situation has changed (divorced now, and the kids are a little older) and I am looking to revisit real estate investing in the buy and hold realm.