For a first house hack, it really comes down to balancing cash flow with your comfort level—finding a property in a lower-income town with a decent neighborhood can give you good cash flow and a manageable entry point, while waiting for higher-income towns might give better appreciation but could tie up your capital longer.

The double-entry of accepting texts then logging them elsewhere gets old fast.The solution I landed on handles this - you can forward texts into the system, or tenants can text a dedicated number that logs everything automatically.

Using margin at mind bending levels. 

At a high level, the “right” area and property type for passive cash flow in that range is going to depend a lot on your tolerance for older properties vs. newer ones, how involved you want to be with management, and whether you’re open to being a bit farther from the core for better yield.

Those markets can work well because they’re accessible and easier to understand on the ground.I’m happy to make introductions to people who analyze deals and operate locally every day.If you want, tell me what level of involvement you’re looking for, and I can point you in the right direction.

Off-plan offers phased payments and potential appreciation during construction, while ready units provide immediate rental income but often with higher entry prices.

You’re absolutely right that out-of-state, low-price acquisitions carry execution risk, particularly around rehab control, tenant quality, and property management.To clarify, my intent was not to suggest that $20k is a universally “safe” entry point, nor to minimize the operational realities you outlined.

Most of the markets in the Midwest will be a good option for you if you're looking for an easy entry, cash flow and a stable appreciation.

The gap between advertised ROI and real ROI depends on entry price, payment plan structure, and whether the investor exits before or after handover.

While I’m comfortable with residential numbers, I’d love to connect with someone who can help me double-check the underwriting to ensure I’m navigating the transition to commercial correctly.Here is a quick snapshot of the deal:The Asset: 5 buildings (approx. 23,000 sq ft) sitting on 4.75 acres.The Price: $1.5M.The Terms: 3.5% interest-only seller financing.The Upside: A clear value-add play through rent stabilization and using the excess land.The 3.5% debt makes this a very compelling entry into the asset class.