On my new builds we hit the double cash on cash in certain markets sometimes its only 50%.

It affects the marketability/value of the property. 

The key for me wasn't to invest in the 'best place' but to know a market so well that a deal jumps off the page when it appears.

On the surface, it might seem cheaper to hire a PM company, but when you factor in vacancies, maintenance, and under-market rents, you’ll likely come out ahead by managing it yourself.I used to work for a local investor with 500+ units, all in one town.

Then they will start the process over.As for finding a market. 

Generally I'm seeing anywhere from $25 - $40/Sf in TIA in different markets around the country. 

You can achieve or even exceed your current cash flow in markets that are more landlord-friendly than Boston.

I have a feeling my entire local market is going to be the same outlook to make their over value seem reasonable to themselves..Do you or they, control the future?

Quote from @Shayan Sameer: Quote from @Samuel Diouf: Columbus, Ohio is a great market to consider if you're looking for appreciation markets that still have cashflowing deals under $200k.

Even if you get a great deal that is 20% below market, appraisers will typically be anchored by the last sale price and you may be stuck not being able to pull out as much cash as you need to pay off the HELOC.