Should you buy lower cost single family homes in Jackson MS?

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Why or why not invest in lower cost single family homes in Jackson MS when there is no or very little appreciation and where rents are 1.5% to 2% factor. Many of these homes are Section 8 and evictions are higher than normal. Additionally, there are no loans for this class of real estate so it is an all cash play, and maintenance cost is higher than normal. A good aspect of this area is that the Cash on Cash Return is also high once stabilized, and to that end property management is the key for realizing profit from this portfolio.