My core investing philosophy is pretty simple, and has done very well across almost two decades and numerous cities:1) Invest in cities with population (and job) growth2) Invest in parts of the city where household income is near the median (or slightly below)3) Invest in properties that provide cash flow from day 1 Thank you for sharing that. 

I will have roommates moving in on February/March.Maybe the next goal for me is to save a ridiculously large down payment over the next decade or more for a better house in Northern Virginia, I don’t know.

Cashflow, ability to build a team, landlord tenant laws, price to rent ratio etc.......were all factors in the decision making process almost a decade ago.Now,  I wonder why your approach is an either or view? 

If one is a lifer then I like the BTR but if one is going to exit in less than a decade I think the exit might not be what folks were counting on.

I can feel that spark of excitement you’ve got.. it reminds me of the thrill I had when I first dove into real estate decades ago.

(And - full disclosure - I will be using a mail forwarding address also and only occasionally actually hosting meetings at that location... it's like a 'WeWork' space, I generally work from home and my managers are on-site at the parks...)To everyone's continued success, and due diligence,-jl-do you know the Taylors I think they are SF based I sold them one of my parks a decade ago.. it was in Vancouver WA.. 

The discipline to run on a budget for a number of years or decades depending on your math, doesn't factor in emergencies or market changes where the HELOC could be used to invest in other places.

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.

This influx of workers will naturally drive demand for housing, retail, and other services in the surrounding areas, especially in smaller towns and cities that haven't seen major growth in decades.

I've been a client of SDIRA Wealth for the past decade, and I echo Susan's sentiments about their exceptional educational offerings and the numerous benefits of accessing new construction build-to-rent properties through them.