I’ll also say, since you’re still exploring, it might be worth broadening your lens a bit—markets like Columbus, Ohio are attracting tons of out-of-state investors right now because they check so many of those same boxes in terms of affordability, landlord-friendliness, job growth, and population inflow, and you can still buy rentals in the $120–180K range that hit the 1% rule and generate immediate cash flow while riding the wave of appreciation from huge employers like Intel, Amazon, Google, Honda, Microsoft, and LG moving in.

The breakeven play can still make sense if your plan is appreciation and you’re comfortable riding it out.

We buy right, manage right, and hold long enough to ride multiple cycles.

I think the crazy covid run up of rents and values created all kinds of FOMO and people jumped on too late and missed that ride.

Quote from @Drago Stanimirovic: If the market cools while you’re holding a flip, do you adjust your exit strategy, lower your ARV expectations, or just ride it out? 

We would ride our bicycles as kids past sugar cane forests, old cemeteries, caves, car crashes from the 1930's, etc.

Andy and I also ride bicycles for sport on the weekend.

And due to my career, I have good contractor contacts that can help get any necessary renovations or repairs done in very timely fashion.

@Doug Martin You should partner with someone thats doing big apartment building aquisitions and let your money ride with them, get a modest return while learning.

If you feel anxiety at work, sorry NO that is NOT a disability, that's called welcome to reality that life isn't always a comfort ride.