Since I’m now an empty-nester, I am also willing to downsize to something smaller.If I bought something in the neighborhood of $130k (or less) that would potentially leave me with $50k to play with and use for either a couple of down payments or for an outright purchase.I should mention that I’m not really interested in house hacking since I’ve grown over the years to really like my privacy and peace and quiet.It’s a pretty exciting time for me, and I was hoping to get some feedback and insight from the more knowledgeable folks here.

@Thomas Lowe, in this current environment, if you see an almost 2% deal out there, there's a reason it's an almost 2% deal.

They are simply managing costs in a low rate environment, and also pivoting with the digitization of the world. 

We made an Estoppel Certificate part of the due diligence period, which we went ourselves to fill out with the tenant, and it gave us more peace-of-mind to move forward.

Keep that in mind.In this environment we do not use real estate agents to find BRRRR properties.  

We were lucky that we found a (very nice) mom and pop that was going out of the business and wanted peace and quiet and was selling the homes but not the land.

Peace of mind? 

Why would anyone in their right mind invest their hard earned money in such an over regulated environment?

Interest rates are at a multi-millennial low, combined with strong growth is creating attractive yields for multifamily investors even in a low cap rate environment.

For my peace of mind, out of state investing is not for me.