However, most tend to get very watered down with sales pitches etc.  

The world of real estate tends to be pretty medieval from a technology perspective.

Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

@Albert Gallucci this is the 64,000 question and I tend to agree with @Jaron Walling it's really not that cut and dry. 

This type of property tends to gain value quicker than older properties.Best of luck in your search, let me know if I can help.

Listings also tend to tick up in the offseason as investor owners look to test the market. 

Although 3.1% is a great interest rate I tend to not get too caught up in keeping a property just because the rate is good.

Challenges and Opportunities Unique to IndianapolisSeasonality: Tenant interest tends to slow in winter, so try to avoid vacancies during those months.Diverse Neighborhoods: Indianapolis has varied sub-markets.

Section 8 would tend to carry higher repair and as a result, additional vacancy.OP’s definition of cash flow is rent minus piti.  

A general range tends to be 85% to 100% covered.