Where are the 2k rent properties at?

[Shiv Jey]

There's tons of discussions about great rental markets for 80k houses that rent for 800/mo (cleveland, memphis, KC, Indy, OKC are perennial big hitters).

What about the markets that have fairly easily rentable 2k houses in B class that still cashflow, albeit not as well as the ones mentioned above? I'm not at the point of apartment investing yet, but I have a bunch of 80-100k properties and though the returns are really good, this just isn't scalable. I want fewer properties that cash flow more, sacrificing COC returns so in 5 years I can exit the rat race. Instead of 50 houses cash flowing 500 each, I want 25 houses cash flowing 1k each. Managing 10 units already dispersed through the country and it's not as passive as I thought, even with PM. 5x this just makes it another JOB.

[John Warren]

@Shiv Jey I personally think it is time for you to jump to multifamily. Managing the manager is definitely not a 100% passive thing, and if you can trade those 10 houses for 10 apartments then you only need to have one conversation with your PM, review one set of books, do one tax return, etc. It just doesn't make sense to buy 100 houses. For me, the tax preparation alone proves this out. Most newer investors don't think about what a pain it would be to have to prepare books every year for multiple properties.