(I understand that I am in a different phase of my investing journey where I can be safer and younger newer investors will be doing much higher LTV and trying to grow their empire.)

Trump will be filing one for his real estate empire as well.

So many successful investors have built empires over the past 10 years on lucrative cash flow deals that just aren't there anymore. 

Congrats on your first purchase and your ambition to expand your empire. 

The greatest empire the world had ever known was defeated by a rag-tag up-start of rebels.

It has my criteria right on there to help avoid waisting my time.

Conversely, if you own rental properties in nicer neighborhoods, you will have smaller cashflows but more stability and less headaches.I currently own 23 condos in the Inland Empire, mostly in San Bernardino.

I don't envy people with empires of single family homes.

You can:Go to other markets, or;Find motivated sellers or;Adjust your financial criteria to reflect market forces (either directly or through using some value-add approach after purchase), or;Hold off expansion of your empire until the Gods (market forces) see things your way, or;Pack it in and play the stock market.BTW, drop the "two months" self-imposed deadline: You will wind up doing a deal for the sake of doing a deal, trying to convince yourself it is "good'" not because it actually is "good."

I woud sell time waisting properties in retirement to help streamline your life to add time for things that make you happy.