I personally invest in Elmira Corning area but have evaluated deals in Binghamton As I started investing I fell in love with evaluating properties.

Hello, with the mixture of living overseas, family time and limited time I would just focus on Syndication and maybe something outside of real estate.

I call them "one economy towns".I like a diverse mixture so that if one business goes out plenty can prop up the local economy until that space is filled again.

Or you can do a mixture of both and possibly put up 50% of the renovation budget and start saving up cash flow for the other 50%

We do a mixture between STR and MTR with those homes, and yes, they cash flow fairly well for us.It is all about being as creative as you can right now.  

And not to mention, ugly pop corned ceilings    Yes, sometimes we wet it and scrape it off.

However, it's my belief, that the okanagan provides one of the best mixtures of potential for growth and downside protection in the country.

Pop your corn and sit back.

I would say 35204 zip-code is a mixture of D-F class. 

They have a package that cost roughly 3k but includes entity formation along with attorney strategy sessions and Tax strategy sessions unlimited for a year along with access to what they are calling their preferred lenders who provide a mixture of private lending along with bank lending.