In low-appreciation markets, you risk being upside-down for years, and if life forces a sale, that’s a tough spot to be in.Also, don’t overlook the time and energy required for long-distance investing.

We found that doing higher-end stuff (not mansions, but $750K - $1.2K) was a sweek spot from a profitability standpoint.

Parking can be grey area, you might have a way with that if spots are available and its clear existing tenants do not get access to existing parking. 

Shawn is spot on. 3-4 units with conventional financing are a great way to start.

Your questions are definitely pointed in the right direction and I laid out responses below to assist and add on to Josh's responses (which are spot on as well). 1.

While analytics tools like RankBreeze and IntelliHost are great, I’ve found that even small tests.. like rotating photos or adjusting captions.. can reveal surprising trends.Your approach to CTR optimization is spot-on, Garrett, and I’m excited to hear how these techniques work for you.

That's the timing aspect; having your ducks in line so you are able to pull the trigger when you do spot the opportunity.I've found that the most important part of real estate (besides your knowledge) is your mental attitude. 

It's a hot spot for OOS investors. 

And yeah, getting solid intel from those who've already crushed it is the smart play.You're spot-on avoiding a cash-out refi with that sweet 2.75% rate.

Boise’s been a great example of that over the years—it’s taught us a lot about how to spot markets with both cash flow and appreciation upside.