You already posted this scenario.. while it can happen you will have to hunt for it.like all things real estate returns price for risk.. rare is there high cash flow AND appreciation.. and tiny appreciation like 3% a year might look good but its not real.. you buy a rental that will make 12% under your scenario you need to find a 50k house that rents for 900 type thing .. which you can find.. so 3% appreciation it goes up a whopping 1,500 a year.. but in reality it stays at the same value.. since the next investor wants to make the same money you are.. only way values increase substantially is rents go way up.. and in cash flow markets rents ( which is a good thing) are generally very stable with not a lot of movement up or DOWN.But for your exercise check out small little towns in PA  and outside of Pittsburg and up towards Erie.. you will get the cash flow i bet.. appreciation only on paper not in reality.

It worked for me because I had a tiny bit of money saved, I wasn't allowed to live with my parents anymore, and I had the 2 years of w2 proof.

Then they get on a forum and post something that gives them a tiny dopamine bump.  

Seems a tiny bit different from the post.

Sounds like you’re not wanting to DIY, and like I believe Gary said $13k seems off the chart, especially for a tiny little bathroom.

I have a opportunity to purchase a tiny home that a co-worker and I worked on.

In very very tiny print said something about a credit booster but never not once said anything about what we needed to do on a credit booster but we could move forward in buying a house.

If my choice is to stop investing and keep working my W2 forever or keep investing and risk playing a tiny role in a larger societal problem, I'm going with the latter.

SW thats on the west/north side of the river is good, the tiny sliver of SW on the south/east side of the river not so much.The public housing in SW near the stadiums is an issue, and will likely remain so. 

Its the same thing in cheap markets were they sell say 130k new construction.. those deals usually have 10 to 15% gross margins so they are making 13 to maybe 20k if they are really lucky net profit but getting good leverage and pumping out 50 in a year.We will build about 40 homes this year.. so while we don't hit homeruns we make it up in volume and god willing the market holding and the star's aligning and every other lucky charm we can pull .Like @Will Barnard even though it was an outlier for us we did a 5 million dollar flip and made 1.5 on it.. but that was not something we could recreate .. and I don't have the stones to do that these days.. with my cheaper homes I know my bank will let me make them into rentals if they don't sell and with the rents the way they are they would cash flow or be a tiny bit negative as we rode out the market...