Eventually, low inventory and high direct mail costs pushed me to explore other strategies.2019–2021: I Began Cold Calling & Virtually Wholesaling: When skip tracing became more affordable, I scaled into several virtual markets and leaned heavily on cold calling.

Supply Is Rising… Even With Fewer ListingsNew listings hit a record low, but inventory still rose - because homes aren’t sellingMonths Of Inventor now 3.6 → highest August in more than a decade for both Reno and Washoe overall🎯 Best Investor Plays Right NowOlder Listings: 30+ DOM could mean more flexible sellersWithdrawn/Expireds: 11% pulled off market → direct-to-seller outreach could be goldFall Timing: As we move into the Fall/Winter months, seller pessimism may rise, improving ability to negotiate

​The Charlotte rental market continues to show strength in 2025, with several neighborhoods across Mecklenburg County reflecting particularly low vacancy rates this September.For investors, low vacancy typically means strong rental demand, steady cash flow, and the potential for long-term appreciation.

On the other hand, the Airbnb option at your primary home may give you more flexibility with less financial stretch.Key Tax Points to Consider:Depreciation:Duplex only → About $15k/year straight-line depreciation.ADU conversion → Extra $50–60k basis added, with potential for cost segregation and bonus depreciation (front-load tax savings).Airbnb conversion → Similar depreciation benefits, possibly even more advantageous if treated as a short-term rental.Interest Deductions:HELOC interest is deductible as long as the funds are traced to the rental/rehab.If used for personal expenses or non-rental projects, it’s not deductible.Classification:Duplex/ADU → Generally Schedule E (passive activity limits apply unless you qualify as a Real Estate Professional).Airbnb → Could fall under Schedule E if you DO NOT provide significant services (no passive loss restrictions, but may trigger self-employment tax).Risk vs.

With your income, low monthly expenses, and 30k saved, you’re actually in a really solid position to get started now rather than waiting, since time in the market usually beats waiting for the “perfect” time.

If you have an LLC, you can look for low doc or no doc lenders "credit driven". 

FHA or other owner-occupant loans can let you buy with a low down payment and gain experience managing a property while you live there, which also helps you qualify for better financing later.

In some markets, short-term rentals can significantly outperform traditional leases.For the best returns, look for areas with strong job growth, low vacancy rates, and landlord-friendly regulations.

Many voucher holders have very low incomes and work in low-skill roles.

Do not make the mistake that just because a "guru" on Youtube has given you a "great" idea, that it automatically is acceptable and legal where you want to employ it.