I think they were closer 20 years ago than today. 

Most other properties closer to the $600K range are located in suburbs of NYC (i.e.

Generally speaking I advise people to take on less debt as they get closer to their retirement age -- it reduces risk, and provides more cashflow -- often exactly what retirees or near-retirees are looking for. 

That gets you closer to your goal of $48k net profit (after commission, but before expenses) if I understand correctly.

What numbers do you run when determining if a propety is worth taking a closer look at? 

I have done quite a few deals in that area recently for people looking for better returns than they can find closer to the bigger cities.

A few updates on numbers:- Rents are now closer to $2,400-$2,450.

I’ve seen 4 fake ID’s lately so for me that justifies the practice of keeping them on file in order to take a closer look at them later rather than just glancing at them quickly.

Nobody wants to sell anything.We're always doing grass-roots marketing like dropping or mailing letters, networking with neighbors, and reviewing wholesaler deals.

Frankly and I was there Armando's students killed it.. we were early into Vegas in 2011 to 2013 buying homes basically all sub 120k I know if funded tons of them now average price in Vegas is closer to 300k for the same props.. when the foreclosures ran out ( thats what I was funding the flipper who was providing the inventory to Armando) they moved to Orlando and same thing we provided capital to buy fix and then sell to Students plus non recourse funding for IRA buyers.. same thing Students bought these for 70 to 120k each everyone of them has doubled or tripled..