And frankly wholesaling while alive and well in Oregon  compared to other states where you have a lot of inner city low value assets that primarily trade through wholesalers..

The demand for vacation rentals in places like Destin, 30A, and Panama City Beach remains strong.

Target ReturnsWhile target returns are crucial, these should be discussed only with investors—not brokers or others helping you find deals.Sample Investment CriteriaHere’s an example of well-defined CCC:Location: Primary and secondary cities in the Southeast with population growth.Type & Class: Class C garden-style or walk-up workforce housing with repositioning opportunities.Age: 1980s construction or newer (case-by-case for older).Price: $5M–$12M, requiring $1.5M–$3M in funds.Size: 100+ units.Cap Rates: Market rates.Roof Type: Pitched roofs preferred.Value-Add: Opportunities for improvements or better management.Why This MattersBy creating crystal clear criteria, you:Avoid wasting time on deals that don’t align with your goals.Build trust with brokers and partners by demonstrating a focused investment strategy.Increase your chances of finding deals that meet your financial and operational objectives.I'll be posting each chapter as I go through them so you can follow along from my notes and we can discuss different strategies.

I have referred a loan out of state based on NOI, cap rate at purchase, room for increase income and purchase price vs market value.Maybe I didn’t articulate the intent of the post as clearly as I hopedFor anyone who has bought multi family out of state, “what are gives you the warm and fuzzies about a deal”:Obviously not cap rate, but maybe vacancy rate,  Cash on Cash ,GRM, IRR, Unlevered free cash flow, Cities over 250k?

In the city of Portland (Oregon) they only allow us to run rental/criminal history if a tenant applicant isn't contributing to rent (if they aren't paying, we don't get to look at their finances). 

Plus virtually every city of note has a REIA with monthly meetings and other meetups.

Quote from @Makani Donaldson: From what I understand, different islands or cities have different rules, and they are getting stricter.

On line look for property listings that aren’t in the auction list by county or city.  

Also massive cuts to government spending that support recovering economies would not be good for that city.

The city required the road to be extended a few feet, along with water and sewer.