And to go for appreciation if you're going to look out of state, meaning don't buy cheap Class C properties OOS for the "cash flow on paper".

I'm not sure of the local job market etc, but maybe someone who wants to save on rent would pay a couple hundred a month to bring in their camper/RV/Travel Trailer to stay in the area for cheap...that's about it I think.  

Then throw out the highest and lowest comp and then take the average of what is left. 

You can buy duplexes relatively cheap here in Columbus, so they will cash flow great.

The appraisal fee sounded high but I trusted the broker when he told me it was considered cheap as costs had gone up.

It is tough to buy the homes cheap enough to where you can then rehab them and sell them at a profit. 

Here in AZ, you can generally piece together those subcontractors at pretty cheap rates, so unless you need an acutal GC for permits being pulled, etc...

So I def haven’t been cheap.

But, those were SFHs & cheap ones at that.

That being said, if I had 100k I'd finance a below market triplex/quadplex in a cheap but good cashflowing market and renovate it using the 100k to get equity and cashflow.