I'm not saying that 120K is out of the question, but seems to be the exception to the rule over there where many distressed units can be picked up for under $40k that might have an ARV of $80k to $100k.https://www.redfin.com/neighborhood/1773/MD/Baltimore/Morrell-Park/filter/include=forsale+mlsfsbo+construction+fsbo+sold-6mo,viewport=39.27222:39.26191:-76.64061:-76.66449

With Zillow you can toggle both filters on to view at the same time which is probably an underrated feature. 

Do your leases demand yearly access for the heating guy to tune up furnace, change air filters, check dielectric unions for seepage, make sure off-cycle dampers work, etc.?

I would list the room right away so you can filter through the best candidates with ample time.

When it comes to other types of lists, you might want to explore probate lists, tax delinquent lists (especially during the first two weeks of November), code violation lists (hack: use the fee amounts to filter the best deals), and absentee owner lists.In terms of marketing to homeowners, I've had success with direct mail, online ads (Google, Facebook and Youtube), and occasionally door-knocking when I've got nothing better to do.

There are so many so be sure to filter by your location. 4) Review this comprehensive 64 page deck on the state of the 2023 housing market (in your resource page as a member of BiggerPockets!)

Two reasonable starting points,1) BiggerPockets --> Network --> Hard Money Lenders --> Filter by State2) Local REIA or investing events, where you can network with other investors and local HML reps.Best,Michael

@Cheza M. there  are plenty of  lenders  able to  offer a  rate lock  on a  30 yr fixed  rental property loan BEFORE underwriting ....the present rates are in the  5.5%-7% range for  rental loans ......dont hold  your  breath  for these to improve anytime soon .....historically  speaking - rates are  still low .....but  obviously nothing like the past  several years  ( which was  very unusual )

Please take anyone's input with a grain of salt and filter it through your own goals.

First Take a deep breath, yes it seems a fearful thing, I was fearful, but as it turns out taking the steps below have actually made revenues improve not collapse, over 6 months into moratorium and have less than 2% tenant issues.