Mid West Buy and Hold Investing with High CoC Returns?

[Account Closed]

I've been following threads on investing in the Midwest on BP. I saw a few threads on the NW Indiana region. A few areas recommended included Hammond and Merrillville. After a bit more research, Hammond turns out to a a high crime region - so I'm assuming C or D class. And got feedback from another investor that Merrillville can get very rural quickly which may make finding renters a challenge. Red flags.

Any feedback for areas that are strong rental markets? 

I'm looking to buy and hold with low $45-60k entry with a 12-15% return, Class B neighborhoods in a landlord tax friendly state / area.  Does it exist? 

[Paul Stout]

 It can be very easy to get caught up in numbers without knowing an area.  I have been working in Northwest Indiana since 1998 so I know it well.  Every time I read people's comments about how it is the mythical place that has low crime, low property prices and high rents I have to shake my head.  

I choose to invest in the area because the below average schools and above average crime rates do not deter me.  There are all types of people that need to live in all types of areas.  Real estate investing is no different than anything else.  The risk and the reward are hopelessly intertwined.  Typically if someone professes that an area offers high rents and low aquisition costs, there is a reason.    I choose to accept the risks inherent with the reward of investing in C areas.  

If you are looking for a B class area with $45-60k aquisition costs I'm afraid the only way to find them is with a time machine.  

Search within yourself to figure out what you really want and what risks you are willing to take.  Many investors do very well in C areas.  Your price range will invariably lead you to C areas at best.  

The key to success is knowing your risks and controlling them.  Do not take anyone's word for anything.  Look at the facts without the rose (or green) colored glasses and base your decisions on facts and leave emotion out of the equasion.  The rules of economics dictate that if an area was a true B class area where properties could be bought for $50k, the smart money would flood in and the values would rise to match any other area of its type.  

I hope the best to you.  Just remember that education is the key to making sound decisions.  If you can sleep at night investing in C class areas then do it.  If you can't then you are better off choosing a different approach.  You will succeed if you want to.  Don't rush into a bad deal but don't pass on a good one because it isn't perfect; few are.  @Account Closed