Are charlottes SFH prices rising too high for entry rent and hold

[Ryan McGlasson]

Hello, from the title you can guess what the question is. I'm still a newbie at real estate with no deals under my belt looking to have my first one be a fha owner occupant sfh in the charlotte area. Over the past year I have observed charlotte I have seen the prices steadily rise for 3 bedroom sfh style houses from around 140-150k to 170k-200k. 

My question is, is the charlotte market becoming too close to a seller market in a few years to start beginning investing in that area? I have always read to look for that first deal around 80-140k maximum and I have seen increasingly less and less houses that meet the requirements I need. Am I maybe misunderstanding the local market? Or not seeing possible deals on the mls?     Again I'm very new, sorry if my questions are a little silly! Have to ask to learn :) Thanks in advance everyone!

[Harry Marsh]

Gastonia is close enough to Charlotte that it's silly hot.  It might have been the best place to invest a few recent years ago (probably today, too).   It's where most of the experienced investors are plying their trade:  they know they can double their property values by adding some value and/or waiting on price increases, which may double values again

Local agents are typically idiots (nicest way I can put that).  You're often dealing with someone that is a realtor part-time, and doesn't know what a 'wrap-around' or 'cash-flow' means.  These realtors will list everything that a wholesaler/investor can't move
There are very few exceptions.    Don't deal with an agent:  deal with a wholesaler or someone experienced in the investor market.   

Everything is dependent on price.  Harrisburg is far nicer than Gastonia, but you might get 3 Gastonia properties for one Harrisburg Property.  What's important to you?
3 Gastonia properties renting for 800/month that are $50k properties?   Or 1 Harrisburg property that is $150k and rents for 1200/month?
You might make 900/month on those 3 Gastonia properties that are the same price as one Harrisburg property that only cash flows 200/300 per month 
On the other hand, the Gastonia properties will have high turnover and the occasional drama from vacancy and/or needed repairs, that will decrease their value


Lots to consider:  nothing is ever easy :)
I can't imagine managing properties from across the Country.  You'd need someone you can trust on the ground