Oftentimes the "immediate and highest return" evaporates once you get into it and start dealing with various issues that weren't addressed upfront or due to location (harder to fix). 100% agree with you!

I'm located in the Salem area and while I've looked at properties locally, I just don't think my area has the same draw as Portland or Eugene.

This in conjunction with inventory increase, I don't see price appreciation in balancing markets without primo location. 

Just curious, where specifically is your apartment complex located? 

A lot of my clients are seeing great success in C/C+ locations that are in the major areas of growth, so they get the mix of appreciation and cash flow. 

Each of these properties is in a different location and was purchased at a different time.

Anything smaller may not attract larger investors or offer the economies of scale needed for profitability.Design Style: BTR developments often consist of attached townhomes, usually with features like garages and a more upscale design to appeal to renters looking for something between an apartment and a single-family home.Location Factors: The success of your development depends heavily on location.

My work is located in Louisville, Kentucky but I don't mind driving 20-30 or a little more.

The MTR (midterm rental) strategy accommodates for people looking for 30+ day stays.I think you have a solid location with two stadiums nearby, now it's just a matter of tapping into the demographic/market for people looking for housing.

Speaking of which, did you do the exercise I suggested, which would precisely demonstrate that?