I’m based in Memphis, and for example, we see a lot of first-time out-of-state buyers here because the entry price and rent-to-value ratios are easier to work with — but every market will have its own sweet spots and no-go pockets, so the right local guidance is key.You’re asking the right questions already, so you’re on the right track.

Farm sales- look for sweet spots. 

Sounds like a sweet project.

I set this one up starting at 5 units just because that’s been a sweet spot for me personally - if I’m looking at anything bigger, I’ll usually move over to a larger model I’ve been working on the past few months.This one’s really built around analyzing the income and income potential of each unit over time, and it’s flexible - you can scale the unit count up or down.

You are right as an investor I must first identify my sweet spot, I want to be in this game for long haul.

For a first out-of-state investment, many new investors start with an SFR just to get comfortable managing from a distance, then transition into duplexes or triplexes once they have a solid property manager and maintenance contacts lined up.If you’re targeting that $80K–$125K range, you’re right in the sweet spot for markets like Memphis, TN where you can still find solid cash-flowing properties and landlord-friendly laws.

Since you’re keeping it long-term, I’d stay focused on tubs that can take abuse, clean easy, and don’t break the bank when one eventually needs replacing.Here’s my take:If you’ve got good bones under the bathroom floors, enameled steel or acrylic tubs are your sweet spot.

Class B/C in stable neighborhoods is often a sweet spot for newer investors.Since you’re new, consider starting with a market that has good investor infrastructure—solid property managers, lenders familiar with investor loans, and local investor groups.

If you want to know the credit score sweet spot it tends to be 760+ that favors low rates and better options.

Probably go for that sweet spot in between.An architect is probably your best bet at this stage.