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.

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

What’s the purpose of using the LlC other than to make it harder and more expensive?

These locations are expensive. 

Rising cap rates are mostly tied to higher interest rates—when borrowing gets more expensive, investors expect better returns, which pushes cap rates up.

If you do it right, it’s arguably the best market to invest.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.

they're often much more expensive than they appear because they have deferred maintenance that has been adding up over decades. 

The property management LLC's are the latest gimmick these alarmists use to drive up their revenues at their clients expense.

While doing all these things minimize your expenses and save as much of your income as you can.

1) As an agent put 3 more under contract this month for going into 20252) Cut internet and car insurance bill down3) Start prepping for tax time, organize expenses yay lol