My "claim-to-fame" is to "buy cheap and sell quickly, ...below market"!

Auburn is more expensive than some areas of Alabama but compared to Northern NV it is cheap in my opinion.  

Cap rate won't matter.Hopefully you have a relationship with an agent in the local market who can help you find comps; especially if the agent knows you plan more / future investing in the market and could throw more business their way.2 years is plenty of time.DISCLAIMER: I am not an investor so take my inexperienced advice for what it's worth.

By Than MerrillThe audio book is pretty cheap, and there is a lot of direction!

Sometimes that throws a curve to the lender and the loan will not be processed in time for a scheduled closing.

Do you need to live for free or even make money based on rental income, or are you ok with paying a little bit out of pocket every month and living for cheap with owner occupied financing (lower down payment (harder to live for free in an expensive market).Are you going to have the sellers pay closing costs?

The dilemma - Colorado, although cheaper than CA, is not cheap!

Feel free to shoot me a message anytime and we can throw some ideas around about different strategies.

Anu ideas on How to fix this in a cheap/effective way.

But if you can ONLY afford cheap high crime I’d venture you don’t... no offense.