And than say we go to west metro, Minnetonka, arguably on of the most landlord friendly areas in nation, and where $4k, $7k, $10k rents are a reality one could enjoy.

Tom the other issue for the seller is lenders with NON owner occ can sue on the note and get a deficiency judgment.. out west in OR WA CA MV AZ and probably a few more purchase money loan for owner occupied no deficiency can be taken. 

Looking to finance a 2-4 multifamily property to purchase near West Palm Beach, FL (or within a 30-45 min drive).Been looking on MLS, Crexi, Loopnet, etc. but either the properties aren't good (too expensive) or the people don't respond.

But  I will play along.PML if its true PML  not HML calling themselves PML is very much relationship based.So I just took on a  new client in the mid west...

I’ve been looking at north of downtown St Pete, but staying south of 62nd Ave north and far enough west to avoid the flood zone.  

I think it will be a learning curve for sure with some pain in the beginning.Out here on the West coast residential mom and pop buyers simply never sign buyer broker agreements I have never signed one as a buyer in 50 years or actually any market I work in and I have bought and sold thousands of properties in my day.Just today one of the Agents ( KW ) who just sold one of my new builds calls my wife ( Ms.

Smith posted the correct answer, I would still argue that "upstate" is everything north/west of Albany.

I leaned doing business in Texas everyone surveys before closing. out in the west we rarely do that unless its acreage or some other special circumstances we simply would not have enough surveyors to keep up with resi transactions in a timely manner.. but I can see in Texas were the land use rules and no building codes or lax ones and no licenses required years ago.. that you need to do this.. you opened my eyes on that one. 

There are some transitioning areas (like Ybor) where we like to check out, West Tampa, some parts of St Pete and Clearwater are growing well also.

For now, NY still allows landlords to choose, rather than "first qualified" like they have in places on the Left Coast.