I'm assuming you are arriving at your cash flow number by applying Gross income - cap ex, maintenance, utilities, vacancy, tax, insurance, mgt, landscape/snow & Debt service?

Seek guidance from financial advisors or real estate experts if needed, and don't hesitate to continuously educate yourself about the evolving landscape of real estate investments.

. - Florence, Lakeside, Yachats - This is fairly accessible region through Eugene and also offers spectacular landscapes and amenities.

The best investors can spot opportunities quickly because they know the landscape inside and out.

No state income tax.3. property tax's some of the lowest in the country.4. quality of construction most homes are built with stucco and tile roofs and desert landscape compared to much of the mid west rust belt were its very common to be looking at houses that are 50 to 100 plus years old. and yards grow fast  snow sleet ice all take more wear and tear on your units.we do a lot in most of the mid west rust belt states. the prime motivation is price point and rent to price ratio for those aspects they are the best.

A really nice outdoor patio area seems to be much more desirable than a large space to waste water on if you have grass or landscaping if you're trying to be drought tolerant. 

-Both homes have new windows, kitchens, baths, flooring, electric, solar, landscaping, you name it, with custom tile and woodwork. 

I recommend attending different Real Estate Investors Association meetings to network and get a feel for the landscape.

Purchase price: $105,000 Cash invested: $90,000 Property needed some serious rehab, from trees roots destroying the basement walls, to plumbing, electrical, to roofing, landscape.

Similar with concrete work , landscape , and pool builders .