If you want appreciation, identify markets with expanding industries, positive growth trends, and bright economic forecasts.Columbus, OH, is where most of my clients invest, and it's a mix of both cashflow and appreciation.

We always build less square feet so we can capture the highest price per square foot. you can't control your market economics so building and designing and constructing around them is good. 200 sq ft less might be a huge pool or another amenity.

Because your choices are to sell the property or to fix the property, and fixing the property is going to cost a lot in time and energy.

National economic trends, local economy, neighborhood situation, home condition, desirability as a rental, demand factors as a purchase, and too many other factors to mention. 

My recommendation is to choose cities in safe and economically diversified areas with above-average income and population growth.

Look at factors like:Historical appreciation ratesRental demandLocal economic indicatorsUpcoming development projectsFinancing:Your plan to use DSCR loans with 25% down is a solid approach for investment properties.

My tenants pay for their own utilities, and I own homes in Memphis, TN, but I was wondering if this was a solid strategy for tax benefits and energy conservation or to see if anyone else does this for their rentals. 

The Fed's intervention, through increased interest rates, is intended to curb this excessive growth and bring the market back to more realistic levels.It's important to understand that a correction is a natural part of economic cycles and does not necessarily signal a crisis.

Then pursue a refinance to pull out your renovation costs, or sell when the market allows a larger spread between costs and selling price.The key is finding the right markets and deals that make economic sense for your flipping model.

BRRRR you can keep it more economical.