I've been in your shoes and when you have cash and time on your hands the energy starts to flow again!!! 

It will be the quality of the contracting, the inventory at the time of sale, the interest rates.You gotta get your feet wet, and that's gonna put mud on your shoes. 

Going the DSCR loan route makes a lot of sense if you're not using W-2 income, and it opens the door to out-of-state turnkey or light value-add properties that cash flow from day one.If I were in your shoes, I’d be looking at landlord-friendly, low-barrier markets like Memphis, TN, where you can still pick up solid rental properties in the $100K–$150K range with strong rent-to-price ratios.

How does one "forcaest" and does it require special shoes?

Quote from @Micah White: If I were in your shoes, given your budget and the high prices in Boston, I'd see if there was a way to partner with someone on an out of state investment!

You have big shoes to fill, so good luck!

I just think they're seeing the house with rose colored glasses because it's been in their family for so long.I'm estimating $120k-$160k in renovations for medium grade finishes and keep it a SFH, so I'm thinking I'd offer around 190k and with that mortgage it probably wouldn't cash flow as a rental, so we'd probably live there and rent ours out (potentially as a mid-term) since our mortgage is pretty low.Another option is trying to work with a hard money lender, stay in our house, and either:- Spend more on rehab to turn theirs into a duplex (2 br/1 bath each). 

A 10–15% buffer is smart.If it’s a long rehab, account for holding costs like utilities, insurance, taxes, and loan interest (if financed).Education & Mastermind Suggestions:Online Resources:BiggerPockets Webinars & Forums – Tons of archived content on BRRRR, rehabs, and value-add strategies.BiggerPockets Rookie Podcast – Focused on people exactly in your shoes - highly relatable!

MetrosIn Cincinnati, the median asking rent rose 7.4% year over year to a record $1,460 in May—the largest increase among the 44 CBSAs Redfin analyzed.

A lot of us have been in your exact shoes, trying to get a skeptical spouse on board while shifting from the traditional mindset to an investor one.Here are a few things that have helped get my husband on board:1.