Purchase price: $125,000 Cash invested: $65,000 Sale price: $250,000 Wish I could have held onto it but needed the money to fund future deals What made you interested in investing in this type of deal?

One year after I used that property to pull a HELOC and this year used that money to purchase an off market 4 family property in Clinton for well under market value, which I just recently finished all of the repairs and upgrades on.

But please thoroughly educate yourself on what "landlord friendly" actually means on a case by case basis.

I reached out to only 3 two got back and 1 I was actually able to have a conversation with.

Or you want to spent the time, effort, and money to try and self-source an off market deal here.  

Out of state investors can do really well here, but you can also lose a decent chunk of money if you buy wrong.Lots of out of state investors, especially those from California get a little blindsided because everything here is so cheap it all looks like a guaranteed great deal.

Most of the properties we acquire are with little to no money down (even $0 down!)

The ones I've found have the best value were ultimately side-hustles for the founder, and they were making most of their money from their real estate. 

The problem is, none of it is based on actual comps, and again, the word "cute" doesn't have anything to do with setting those numners.What you need to do is a full analysis of the comps for both rent and sold in your area. 

Military deployment money Lessons learned?