Buy and Hold Investor... Nex Purchase. Townhome vs Sin. Fam Res

[Almateen Yazid]

Greetings everyone. I am a buy n hold investor in Hampton rds. VA. Been doing this for a while however, I am torn between buying a town home or a Single Fam. Residence (SFR.) This will be my 11th purchase and I have a great cash flowing portfolio! . By now it shouldn't be this hard to decide. The numbers and facts say it all. Not really looking into equity but cash flow. Don't get me wrong. When and if it comes time to refi, that is EVERYTHING to expand my portfolio. The LTV's must be there.

The town home is located in a great school system in Chesapeake, established community, excellent demographics... (employment, income, etc...) close to all the shops, movies, etc... You get the picture. According to my calculations, after 20% down and PITI my raw cashflow will be $750.00 monthly! Wow! Great right? About a 30 % ROI for me.... ALL IN! Property needs about 4k in finishes. Very light work compared to what I've done in the past. But... it's a town home. Which segue's into my next property.

Property two. Located in a transitional area in Portsmouth. Up and coming. Near the Naval Hospital. Newly built and leased out apartment building (and I mean brand new) up and running. Spoke to int developer and they dumped 9 mill into it. Building 2 other building as I type. Typical rents in Appt building $1000- 1700 (2 bed-rooms- WOW!) Now for the contrast... Below average school systems! Lower suppressed SFR in the same zip code. Polar opposite demographics. More public assistance and Sec 8 housing. Much more renters compared to the Townhouse- mostly home owners. I've invested in this area before and still profited! All day long! It is not a bad area. I would live in any of my properties with no issues! The sub. property is a Single fam home- and... TURNKEY! Excellent rehab! TURNKEY! Tired of renovating homes! Serious "yield play!" The exciting thing is... I can cash flow around $650 monthly and my ROI is still great, around 28%! I'm in on both at 20% down. House appraisals in this area are a little suppressed.

I already have a couple of town houses that cash flow ok. I guess I'm just partial to SFH. Again... I understand Cash-flow is King and I can afford to be a little more selective about where I want to invest and the townhouse is in one of those areas.

Either Deal would work.  Just can't get both at this time.

Any input?

Thanks!