In Charleroi I would generally say that's a more cashflow centric market that will show low-average appreciation over time.

It seems to be a more rural area, with a famous winery and golf course nearby.Second, we could buy a 15- to 20-year-old home for a similar price in Gwinnett County, GA—an area known for good school districts, various markets, and more upscale neighborhoods—rent it out for now, and move in later after retirement.

I’m a single dad to two young boys, which is a big motivator behind my goal: to transition into a more flexible, family-friendly lifestyle while building long-term financial security.I’m calling this my Exit Plan Strategy, and real estate is a big piece of it.So far, I’ve:Read Long-Distance Real Estate Investing, BRRRR, and Rental Property InvestingBuilt my own Excel analyzer (profitability, cash flow, cap rate, amortization, 1% rule, etc.)Set aside ~$50k–$60k in startup capitalStarted identifying markets and partners (realtors, contractors, PMs)Focusing on value-add rentals, flips, or BRRRR in desirable-but-undervalued areasI’d really appreciate help with:Recommended software or tools for remote market analysisTips from anyone who got started while still working full-timeAdvice for evaluating smaller multifamily or distressed propertiesMistakes you wish you’d avoided on your first dealAny Montana-specific or Western U.S. insights (but I’m open to investing anywhere)If anyone’s open to chatting or mentoring, I’d be extremely grateful.

@Max Engel goal is to avoid bankruptcy or foreclosure for a more favorable option. 

Would be cool to see a more all-in-one version though.  

I'm hopeful that I can now assemble a more effective team to advance my plans for this property.If you know anyone, please send me DM.

That’s an overlay—VA guidelines allow $0 down even at higher prices if the DTI works.Tax tip: If you occupy one unit and rent the others, you’ll be able to deduct depreciation, property taxes, and allocate expenses to the rental side on Schedule E, potentially lowering your taxable income.Bottom line: You just need to find a more flexible lender.

We will be building smaller scale buildings where seniors can age in place in a more home-like environment with personalized care.

That said, if the property is habitable and your documents are all in order, its not impossible that you could get a portfolio loan from a more traditional lender that could provide the cash needed.

My experience has been pretty negative in the Oakland office, but this time we will have an architect sitting with us, and a more senior planner in a pre-planning meeting to work with.