not as hard as you think. unlikely to be in an area where you will get ridiculous appreciation, but they are all over the place. The mobile home park we bought carried itself at less than 70% occupancy in year one, 80% financing. Just have to look in lesser areas or smaller cities.
My game is the appreciation game. I buy properties, spend my day dealing with the problems, pull equity as time goes by and then one day will sell everthing, pay the man and move home to retire.