I tend to favor the Northside especially Hamilton County (Carmel, Westfield, Noblesville, Fishers) - it's had the highest increase in property values of all the Indy area counties.  

Either way, how much does this process usually tend to run you on a contract assignment deal?

G'Day Matt,You can only do so much with online research.IMO the online stats and demographics often times don't paint the correct picture.This especially tends to be the case for tertiary markets.Finding folks on the ground that "live and breath" the market is your key to success.Those folks on the ground are the one's that bring the "online stats and demographics" to life per se.They will know more accurately what's going on in their local market pretty much on a daily basis.I've always said that you can research online and find a market that has the best growth and cashflow potential.Find a property for a great price and on a great street and in a great area.But if your property manager or contractor are incompetent or cheats.You will loose money.So start with finding the right people first before finding the right market or deal.Just my opinion.Thanks 

The franchisor does marketing and helps with distribution to fill the hotel rooms as well as setting and enforcing brand standards.Banks prefer flagged properties because the franchisors enforce standards and these properties tend to benefit from their franchisee relationship in filling rooms.

@Evan Kralijic - Thanks for your frank opinion on Minneapolis, MN@Bruce Woodruff - I do tend to overthink.Thanks for all your responses.

Marty you've mentioned many times over reading through your posts that you tend to contact an owner within 30days of an auction on the home and I'm not sure how to find this information from my NOD list I've acquired.

They do tend to be more locals, but not exclusively.

I haven't researched it much but I tend to see a fair amount of listings for this type of home and am just interested if there are any regulations, rules, red flags I should know about if I decide to pursue this niche.

Your transaction was not the norm, anytime you get lawyers involved to draft things, things tend to slow down. 

But I am quite a bit younger than you and tend to keep my properties leveraged.