Jack - I like the structure of the mailer... blend of educational content as well as a call to action/request.

Will keep educating myself. 

It’s advisable to consult with a real estate attorney to ensure all documents are comprehensive and legally sound.

Bigger Pockets is a great place for education and networking and is full of great content.I recommend that you check out the following resources:1.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Lastly, stay informed and educated about investing.

Hi BP.I have been stalking the forums for a bit, reading books, listening to podcasts and educating myself over the past year.I am Danish and came to the US (SF/LA) for love - got divorced but stayed for the adventure.

God bless the unfortunate and educate the uneducated hopefully with this thread we can raise awareness.

Bigger Pockets is a great place for education and networking and is full of great content.I recommend that you check out the following resources:1.

Impressive Rent-to-Price Ratios: Average rents for 3-bed homes are about $800-$900/month, potentially yielding 12-15% gross returns.Economic Transition: While historically industrial, Bay City is diversifying into healthcare, education, and service sectors.Revitalization Efforts: Downtown redevelopment and community initiatives are breathing new life into the city.Strong Cash Flow Potential: Low property taxes and insurance costs contribute to robust monthly cash flows.Let's crunch some numbers on a hypothetical deal:Purchase Price: $75,000Down Payment (20%): $15,000Mortgage (4.5% interest, 30-year fixed): $304/monthProperty Tax: $100/monthInsurance: $60/monthEstimated Repairs/CapEx: $100/monthProperty Management (10%): $85/monthTotal Monthly Expenses: $649Potential Rent: $850/monthEstimated Monthly Cash Flow: $201Cash-on-Cash Return: About 16.08% (not including appreciation or tax benefits)These are rough estimates, and individual properties will vary.