It's an inexpensive market, but don't fall for cheap opportunities that look good on paper and details left out concerning the location and the vacancy rate. 

i used to live in the DC area and still own a property in Arlington.i know the numbers on paper look great in a place like Huntsville, but we see a lot of folks in the forums in markets like DC or CA, who buy a random property in AL or OH or KS, and then immediately struggle because they didn't vet it properly, or didn't realize it wasn't in as great a neighborhood as they thought, or even buy an OK property, but then make $32.50 a month in 'cash flow,' and are disappointed in their return.so, i know you asked about huntsville, but i'd encourage you to think about picking a suburb or exurb of DC and really invest some time in it - maybe hagerstown or fredericksburg or winchester, or any place you're interested in within 2 hours with a lower price point than DC.

One of the rentals that I own in Memphis, TN that I bought in early January had a Section 8 tenant already in place, the deal looked good on paper, but I forgot to ask for the rent ledger.

Although her data and approach seems solid in paper, but if she accumulated all these properties in 2021 with these lousy future booking, I'm afraid if she's going to fall ... hard. 

While this does technically satisfy the requirements on paper, it would never hold up under audit and would be considered evasion/fraud WHEN discovered (not if).

HMMM, that is way over the true value, again this post is making less sense,   the purchase price $165kClosing day I paid $51,290.22I paid for HVAC $12,000The expenses on 2023 Mortgage, electric, appliances and everything $23,806The expenses on 2024 until now for changed all windows, fixed hand rail, step, basement leaked electric panel, mortgage, electric and everything $20,777.38the mortgage balance right now in my account is $119,000someone offered me $120k as is.I got all paper and proved of everything.

Some people take signings for $35 thinking they are making money but don't because they don't account for vehicle expenses, paper, toner, etc.After expenses, your profit only comes out to like $10/hour or so on most days because packages are upwards of 250 pages and you have to print two of them.

Seems like an infinite amount of steps and papers.1.

Or does it step up to the purchase price number that I put on paper?

Just look at how people went crazy over grocery store items during Covid - not limited to toilet paper and bleach.