And if you think it will continue to be a strong sector to invest in, what are some of the demand indicators you look at to help you come to that conclusion?

As someone who has done both, I heartily agree with your conclusions.

I'm not sure what wonky metrics produced that conclusion, but I can assure you that the highest residential rents are NOT in those areas.

Just keep in mind that two professionals analyzing your situation can come to two different conclusions, neither being wrong.

Gas Station owners pm me if you don't want to post.What I have found conclusively is that with gasoline you are lucky to break even and then the real income comes from the convenience store purchases.Looking out for contamination is a big thing.Any other ideas for owner/operators.Thanks in advance.

From talking to different owners today, here is my simple conclusion.

We've come to the conclusion that there is too many moving parts and the strategy isn't bulletproof.

Let me ask you a question, what was it in your market that caused you to come to the conclusion that you should only mail someone once?

you might not have as much attention to basement issues in soggy ground,  turn of the century electrical wiring, carpenter ants, wet-rot etc..

So in conclusion, you should use the BRRRR method as youll be able to purchase more properties creating a higher cash flow.