At the same time I'm patient, I'm not going to buy just to buy, I want deals and will only buy at a discount.  

Richton Park have some areas like Park Forest but you can find some gems in the more developed areas if you are patient and diligent. 

@Miranda SimonLearn to be patient.

I've been patiently saving and researching for about 6 months and I'm getting a little "analysis paralysis".

Def looking at hiring PM right away myself so I can keep seeing patients (and don't get the 3 am phone calls, hopefully). 

Be patient, stick the job out, save capital, thank your dad for free rent, and network network network.

Micro your deal area as much as possible and be patient in that area.Do: have your financing and paperwork in order and ready to make an offer.

The market is competitive, but in my opinion there are opportunities if you’re willing to be persistent and patient.

I think there will be rewards for investors who are patient and wait for when the economy reopens and homeowners start selling heavily again, but as I mentioned before I think that is going to be short lived so you need to be ready to move. 

Fix up the units even fresh paint, etc. then be patient and wait for good tenants.