It’s one of the few markets where out-of-state investors can buy affordable, cash-flowing properties with upside, and the landlord laws here make managing rentals straightforward.

Some move equity from a Bay Area property into more affordable markets (some mentioned above the Midwest is popular) using a 1031 exchange, deferring capital gains tax while trading into higher cash-flow areas.

That trend, along with ongoing shortages of available housing supply, will support 4% growth in home prices next year, he predicts.The optimistic forecast follows three straight years of the lowest volume of home sales since 1995, after affordability concerns pushed many prospective homebuyers to the sidelines.https://www.realtor.com/news/trends/2026-housing-market-fore...

Entry point is affordable and you use your construction background to add value to the house hack.

Fort Wayne definitely has some solid things going for it and I know a lot of investors who like it for affordability and steady rental demand, but since you’re looking for cash flow and long-term appreciation, I’d also suggest taking a look at Columbus, Ohio.

Ideally Health & Safety or Rents & Profits in CA, TX, AZ, NV.Thanks in advance!

Municipalities claim they want affordability, but their own requirements push costs higher.

However, as I've addressed most of the "low hanging fruit" the upcoming projects I have planned are all major expenses, which I can't afford to cash flow.I'm wondering what my best option is here.

But right now it feels like we won’t be able to qualify for or afford anything beyond that $245k. 

If you can't afford to rebuild on own & self insure total loss then it is worth the price for your own protection.