Sources of investment propertys and yhield based upon a buy and hold strategy,I hope you can help me.Wow,Its been a while since I have been back home haha2+ years now lolIts too expensive IMO and many folks are buying high and hoping to sell higher.Hoping a property will go up in value is not a strategy.

Deferred capital expense looming? 

We see a lot of success in the suburbs:Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

San Diego’s average house hold income is about what you stated, but the median is a surprisingly low (considering US news and world report lists it as the most expensive US city) ~$100k.  

(Heating system left alone and siding left alone)Get quotes as in Hudson county I've gotten pretty expensive pricing.

Taxes are just as expensive as Elmira but the schools and the town are much better.

They used the income to cover expenses and reinvested into a second property in San Antonio two years later.

Quote from @Deandre Brown: When analyzing deals, a few additional factors I like to consider are whether the electric and gas utilities are charged per unit or as a single expense.

Im sure it would make life a lot easier for us and for her but it sounds like a lot of expense to get there. 

These locations are expensive.