Hi @Briley RoeNice to hear that you made the first step in investing.Looking at the deals, I would need more information, but per the data that you have, the Cap Rate is within a good acceptable amount.Cash on cash is low, but depending on the area that you are the appreciation will catch up.

This is not the cheap markets but the higher cost markets.This year I added a half bathroom out of existing space in a very expensive area. 

I'm looking for a skilled sales rep who can help me connect with landlords in Florida (especially the Palm Bay area) and Georgia.If you're interested in collaborating, I'd love to chat more about how we can work together and what your experience is in real estate sales and landlord outreach.Let's connect soon!

I used to live in Bellevue, when I started investing in Cleveland area, I also went for BRRRR, I was a newbie, and it was hard to pull off.

Wenatchee area hands down. 

I am looking at growing areas such as NC and TN. 

I predict interest rates come down, and perhaps housing prices in certain areas but not in most areas.

You are going to want to find some good wholesalers in your area that can help you find distressed properties, or network/cold call some home/duplex owners in your area to see if you can find a discounted distressed properties, use the heloc to get hard money loan.  

Should I live in this house after and buy more property with the 100k or rent it out move and try to buy more property, the only problem is my area is so expensive a new mortgage would be more then what im paying now.

There are a billion more, but that's a start.