@Ben OmoniraIf done carefully, house hacking in the Houston region may be a rewarding financial decision.

Reduced down payments are possible for multifamily buildings using financing options such as FHA loans, which are less expensive than traditional loans.Find local programs that can help with a down payment, look up programs in your region, get in touch with lenders or mortgage brokers in your area, and fulfill the eligibility requirements by attending homebuyer education workshops.

I'm in a smaller regional city and I have great occupancy every month except for January. 

Here are some additional methods to help you find off-market deals:Networking: Make connections with other investors, real estate professionals, and possible sellers by going to regional real estate meetings, networking events, and industry conferences.Direct Mail Campaigns: To connect with homeowners in certain neighborhoods or with particular property attributes, create a tailored direct mail campaign.Driving for Dollars: Identify foreclosed or distressed properties by physically driving or strolling around neighborhoods.

@Erica Calella, a 6-month wait is very common in that region.

@Bobby Eastman  Are you working with local / regional banks? 

I live in California (North Bay region) and I own a SFH here and I am planning to invest out of state.

@Matthew DekkerIt's exciting to start investing in rental properties in the Philadelphia region, and even with a little initial investment, there are a number of tactics you may take into account.

I have heard on podcasts that regional banks and portfolio lenders/in house lenders(not selling loans to freddie/fanny) can sometimes offer 6 month seasoning period for cashout refi. 

Are there any specific regions or neighborhoods where you're experiencing favorable rent rates relative to property acquisition costs?