One day, out of the blue, one of my friends told me about a guy they knew who had been investing in real estate for about 20 years.

[ARV [after repair value] x 65% - rehab = MAO [max allowable offer].So, if you are looking at a lower end home in a solid blue collar neighborhood that is less than 50% rentals with an ARV of $79,900  & it needs $20k in rehab you will need to buy it for $31k.  [$79k x 65% = $51k - $20k rehab = $31k MAO.IMHO - I wouldn't "retail flip" anything under $79k ARV.

If you can get a property along or near the Blue or Red lines you should be in good shape, but they will cost more.

It was light blue fiberglass -- not a great look -- but maybe you could find something similar in white for a standalone shower.

Read somewhere that SFH in solid blue collar neighborhoods is a safe strategy.

There are a lot of blue collar families through that stretch and they make for good tenants.

We figured the cost for insurance using Blue Cross Blue Shield and it's like 15,00 monthly if we let our business provide insurance for a family of 4. 

VA Reno would open up these properties to VA buyers.FYI: It comes up once in a blue moon, but you can currently disregard the loan limit if you're willing to put down 25% on the difference.

When it does, click on it, and it should appear, highlighted in blue.

That's pretty much free money , and blue collars neighborhoods in all categories.