Looking for Cheapest market is erroneous plan!!!!

[Rich Weese]

I read a thread this morning on cheapest market. It made me wonder if that really mattered? Is it that important? Is it the most important thing in buying properties?
Each investor can answer that last question for themself. Here is the way I'd look at it. That isn't important to me compared to a couple other items.
1. What can I rent a median price home for in that area? For example, if I buy a 100K home in your area, what will it rent for? If you are in certain areas around the country, you can't play this what if game!
2. Where does that 100K home fit in your area in regards to the median price home in this area?
3. Is this home in an extra high cost area for property taxes and property insurance? Texas, Florida, and other areas that have out of the ordinary costs for these items
4. What is the potential upside for this 100K property? Is it in an area where people want to live?
5.Is this 100K property seriously devalued at purchase time?

Now, if I take the above into consideration, do I still care that Detroit, or Dayton, or other areas like that can be bought dirt cheap? There are some areas that I wouldn't buy, simply because they're in the cheapest areas. I might feel differently if I LIVED in that area that has homes that are dirt cheap.
It would also be important to me to make sure the property being purchased cheap didn't lose its' allure due to extensive repairs or upgrades neccessary.
Like all other real estate characteristics, buyers should not get tunnel vision,i.e. "cheapest market", "gimmick terms", "owner financing", etc. Many of these things are simply the outer cover on a defective product, once you get inside and see it for what it is.
Good luck to us all in this turbulent time. I'm not trying to pour cold water on ideas you may have. I'm just suggesting youview the entire picture. I compare it to taking a snapshot of a scene. You see very little. If you take a video of the same scene, you'll obtain a more complete picture. That is what we should all be doing in this market. A snapshot would be "just seeing cheapest market". A video would include the study of all the items that I've listed above, and others you may think of . Rich in Vegas.

[Jeff Tumbarello]

Originally posted by Rich Weese:

I read a thread this morning on cheapest market. It made me wonder if that really mattered? Is it that important? Is it the most important thing in buying properties?
Each investor can answer that last question for themself. Here is the way I'd look at it. That isn't important to me compared to a couple other items.
1. What can I rent a median price home for in that area? For example, if I buy a 100K home in your area, what will it rent for? If you are in certain areas around the country, you can't play this what if game!
2. Where does that 100K home fit in your area in regards to the median price home in this area?
3. Is this home in an extra high cost area for property taxes and property insurance? Texas, Florida, and other areas that have out of the ordinary costs for these items
4. What is the potential upside for this 100K property? Is it in an area where people want to live?
5.Is this 100K property seriously devalued at purchase time?

Now, if I take the above into consideration, do I still care that Detroit, or Dayton, or other areas like that can be bought dirt cheap? There are some areas that I wouldn't buy, simply because they're in the cheapest areas. I might feel differently if I LIVED in that area that has homes that are dirt cheap.
It would also be important to me to make sure the property being purchased cheap didn't lose its' allure due to extensive repairs or upgrades neccessary.
Like all other real estate characteristics, buyers should not get tunnel vision,i.e. "cheapest market", "gimmick terms", "owner financing", etc. Many of these things are simply the outer cover on a defective product, once you get inside and see it for what it is.
Good luck to us all in this turbulent time. I'm not trying to pour cold water on ideas you may have. I'm just suggesting youview the entire picture. I compare it to taking a snapshot of a scene. You see very little. If you take a video of the same scene, you'll obtain a more complete picture. That is what we should all be doing in this market. A snapshot would be "just seeing cheapest market". A video would include the study of all the items that I've listed above, and others you may think of . Rich in Vegas.

Rich,

Great post. I have the scar tissue to prove why the cheapest is not the best. The key to becoming an investor is be able to take a sound investment model, inject it into reality and have decent chance of success. It is rare to find someone who has gotten "rich" on the low end. I am sure there are some. Real Estate in and of itself will present enough opportunities on a cash flow basis without external factors ( vandalism, its interesting that a job well done can be remembered over time, we do not call such acts Visigoth's :)...). As well, the lower area's exhibit higher vacancy rates. Not many "guru's" teach about how to properly project vacancies. As a new investor, I sure did not.

The key to this game is identifying what model you are using as an investor. It the battle of the two giants. Gain versus income

I have the scar tissue to prove you should focus more on income than gain.

Also some area's are so cheap because, no one wants to live there........